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21-101125-UP-Drawings Arch-07-26-21-V2DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #1AG1.0 ARCHITECT GRAVES + ASSOCIATES BEN CHILDS 3110 RUSTON WAY SUITE 'E' TACOMA, WA 98402 T: (253) 272.4212 E: BCHILDS@GRAVESASSOC.COM STRUCTURAL ENGINEER DRAWING INDEX ARCHITECTURAL GENERAL AG1.0 COVER SHEET AND NOTES AG1.1 FWRC CODE COMPLIANCE INFORMATION AG1.2 FWRC CODE COMPLIANCE INFORMATION AS1.0 SITE PLAN AS1.1 SITE PLAN: BUILDABLE LANDS DIAGRAM AS1.2 SITE PLAN: CPTED A1.00 EXTERIOR ELEVATIONS: PODIUM A1.01 EXTERIOR ELEVATIONS: PODIUM A1.02 EXTERIOR ELEVATIONS: PODIUM A1.03 EXTERIOR ELEVATIONS: PODIUM A1.04 EXTERIOR ELEVATIONS: PODIUM A1.05 EXTERIOR ELEVATIONS: PODIUM A1.10 MODULATION DIAGRAM A1.20 ENLARGED PLANS: PODIUM AMENITY AREAS A1.21 ENLARGED PLANS: PODIUM AMENITY AREAS A1.30 SECTION: PODIUM A1.40 PODIUM PERSPECTIVES A2.00 EXTERIOR ELEVATIONS: QUAD A2.01 EXTERIOR ELEVATIONS: QUAD A2.10 PLAN: QUAD PLAN, TYP., MODULATION DIAGRAM A3.00 EXTERIOR ELEVATIONS: RETAIL/COMMERCIAL A3.01 EXTERIOR ELEVATIONS: RETAIL/COMMERCIAL A3.10 MODULATION DIAGRAM A4.00 EXTERIOR RESIDENTIAL TRASH ENCLOSURE: PLAN, EXTERIOR ELEVATIONS & DETAILS A4.01 EXTERIOR COMMERCIAL TRASH ENCLOSURE: PLAN, EXTERIOR ELEVATIONS & DETAILS A4.02 PODIUM INTERIOR TRASH ENCLOSURE: PLAN A5.00 SITE PHOTOS SURVEY SHEET 1 OF 1 SURVEY 2002 FEDERAL WAY MIXED-USE OWNER / OWNER'S REP PROJECT INFORMATION MAP / TAX LOT LOT SIZE 912940-0010, 912940-0020, 8.33 ACRES 912940-0030, 912940-0040, 912940-TR-A CONSTRUCTION TYPE TYPE 1A, VB CONSTRUCTION PROPOSED OCCUPANCY R-2, B, S-2 BUILDING SETBACKS FRONT SETBACK = 0 FEET SIDE SETBACK = 0 FEET REAR SETBACK = 0 FEET MAXIMUM BUILDING HEIGHT 65 FEET FIRE SPRINKLER NFPA-13 (PODIUM & RETAIL) NFPA-13R (QUADS) PROJECT DESCRIPTION NEW CONSTRUCTION OF A MIXED-USE DEVELOPMENT CONSISTING OF APPROXIMATELY 233 UNITS WITH COMMERCIAL RETAIL SPACE AND ASSOCIATED PARKING. CIVIL ENGINEER PROJECT LOCATION FEDERAL WAY, WA, X MARKS THE SPOT, LLC BRETT JACOBS 2711 W. VALLEY HIGHWAY, SUITE #200 AUBURN, WA 98001 T: (206) 793.5393 eMAIL : BJACOBSEN@FNW-INC.COM NAVIX ENGINEERING JOE TAFLIN, P.E. 11235 SE 6TH STREET, SUITE 150 BELLEVUE, WA 98004 T: 425.458.7900 E: JOE@NAVIXENG.COM CT ENGINEERING CRAIG ROBERTS, SE 180 NICKERSON STREET, SUITE 302 SEATTLE, WA 98109 T: (206).285.4512 EXT. 304 E: CROBERTS@CTENGINEERING.COM LANDSCAPE ARCHITECT THOMAS RENGSTORF ASSOCIATES BRIAN STARK, RLA 811 FIRST AVENUE, SUITE #400 SEATTLE, WA 98104 T: 206.682.7562 E: BSTARK@TRENGSTORF.COM SYMBOL LEGEND 1 NAMEROOM 100 A3.0 1 A3.6 1 4 3 2 1 A7.0 1 WINDOW TYPE LETTER EXT. WINDOW TYPE SYM. SPECIFIC DETAIL NO. INTERIOR ELEVATION SYMBOL DRAWING NUMBER SHEET SHEET DETAIL NO. OR LETTER DETAIL SYMBOL SHEETDETAIL NO. OR LETTER SECTION SYMBOL DOOR I.D. SYMBOL DOOR NUMBER ROOM NAME ROOM I.D. SYMBOL WALL TYPE SYMBOL WALL TYPE NO. 1 ABC AB ADJ. BD BOT. CLG. ℄ CLR. CLO. COL. COMP. CONC. CONT. C.J. DTL. DW D DBL. DN D.S. E.O.S. EQ. EQUIV. E.T.R. EXT. F.D. F.F. F.O.C. F.O.E.W. F.O.P. F.O.S. F.O.S.W. GWB AGGREGATE BASE COURSE AIR BARRIER ADJUSTABLE BOARD BOTTOM CEILING CENTERLINE CLEAR CLOSET COLUMN COMPOSITION CONCRETE CONTINUOUS CONTROL JOINT DETAIL DISH WASHER DRYER DOUBLE DOWN DOWNSPOUT EDGE OF SLAB EQUAL EQUIVALENT EXISTING TO REMAIN EXTERIOR FLOOR DRAIN FOIL FACED FACE OF COLUMN FACE OF EXISTING WALL FACE OF POST FACE OF STUD FACE OF STEM WALL GYPSUM WALL BOARD HT. INSTAL. MANUF. MTL. MTR. MIN. N.T.S. N.W. O.C. O.T.S. P.T. PWD P.T. R REF. REINF. R.O. SIM. SQ. FT. STL. SSD TEXT T & G T.O. TYP. U.N.O. WC WH WR WD W W/ HEIGHT INSTALLATION MANUFACTURER METAL MATERIAL MINIMUM NOT TO SCALE NEW WORK ON CENTER OPEN TO STRUCTURE PAINT PLYWOOD PRESSURE TREATED RANGE REFRIGERATOR REINFORCED ROUGH OPENING SIMILAR SQUARE FEET STEEL SEE STRUCTURAL DRAWINGS TEXTURE TONGUE & GROOVE TOP OF TYPICAL UNLESS NOTED OTHERWISE WATER CLOSET WATER HEATER WATER RESISTANT WOOD WASHER WITH 1. THE CONTRACTOR IS RESPONSIBLE FOR FAMILIARIZING THEMSELF WITH THE CONTENT OF THESE DRAWINGS PRIOR TO PROCEEDING WITH THE WORK. 2. THE CONTRACTOR SHALL REVIEW DESIGN INTENT AS SUBSTANTIATED IN THESE DOCUMENTS PRIOR TO COMMENCING CONSTRUCTION ACTIVITIES. THE CONTRACTOR SHALL ISSUE REQUEST FOR INFORMATION (RFI'S) INQUIRIES TO THE OWNER AND THE ARCHITECT WHERE DESIGN INTENT IS NOT SELF EVIDENT TO ELIMINATE DETRIMENTAL INTERPRETATIONS. 3. THE CONTRACTOR SHALL SUBMIT PRODUCT SUBMITTALS, MATERIAL AND SYSTEM SHOP DRAWINGS, AND / OR SUBSTITUTION REQUESTS TO ADDRESS REQUIREMENTS AS SET FORTH BY PROJECT SPECIFICATIONS AND AS REQUIRED TO DEMONSTRATE FULL UNDERSTANDING AND CONTROL OF CONSTRUCTION MEANS AND METHODS. THE GENERAL CONTRACTOR SHALL PROCEED WITH CONSTRUCTION ACTIVITIES AT THEIR OWN RISK PRIOR TO RECEIVING OWNER / ARCHITECT ASSOCIATED APPROVALS. 4. IN THE EVENT THE CONTRACTOR, (INCLUDING SUB-TRADE AFFILIATES), DOES NOT FOLLOW RFI, SUBMITTAL, SHOP DRAWING AND OR SUBSTITUTION PROTOCOL, COSTS AND BURDEN FOR CORRECTIVE WORK SHALL BE SOLELY BORNE BY THE CONTRACTOR. 5. IN THE EVENT THE CONTRACTOR FINDS A CONFLICT OR DISCREPANCY WITH THESE DRAWINGS, THE ARCHITECT SHALL BE NOTIFIED IMMEDIATELY IN WRITING. SHOULD THE CONTRACTOR PROCEED WITHOUT NOTIFYING THE ARCHITECT OF SUCH CONFLICT, THE CONTRACTOR SHALL BE PROCEEDING AT THEIR OWN RISK & ASSOCIATED LIABILITY. 6. THESE DRAWINGS SERVE TO REPRESENT DESIGN INTENT AS DIRECTED BY THE OWNER & COMPLIANT WITH GOVERNING JURISDICTIONAL LAW. IN NO WAY SHALL THESE DRAWINGS SERVE TO DICTATE METHODS OF CONSTRUCTION RELATIVE TO ADHERENCE TO EITHER. IT IS THE CONTRACTOR'S & OWNER'S RESPONSIBILITY TO WORK WITHIN THE PARAMETERS OF THE AGENCY APPROVED DOCUMENTS TO MAINTAIN THE INTEGRITY OF THE DESIGN INTENT AND AGENCY COMPLIANCE. 7. DEFERRED SUBMITTALS SHALL BE REVIEWED BY THE ARCHITECT OR ENGINEER, STAMPED TO INDICATE THEY HAVE BEEN REVIEWED AND ARE IN GENERAL CONFORMANCE WITH THE BUILDING DESIGN, AND SHALL BE SUBMITTED TO THE CITY BY THE ARCHITECT OR ENGINEER AS PER IBC SECTION 107.3.4.1 AND THE CITY OF TACOMA REQUIREMENTS ABBREVIATIONSGENERAL PROJECT NOTES VICINITY MAPS PROJECT TEAM PROJECT INFORMATION LEGAL DESCRIPTION THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 20, [TOWNSHIP] 21 NORTH, RANGE 4 EAST, WILLIAMETTE MERIDIAN IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 50 FEET THEROF; ALSO EXCEPT THE WEST 42 FEET THEROF CONVEYED TO KING COUNTY FOR ROAD UNDER RECORDING NUMBERS 1229975 AND 8409280489. CIVIL PLANS C3.00 SITE PLAN C4.00 GRADING AND DRAINAGE PLAN C4.10 SITE SECTIONS C5.00 FIRE TRUCK TURNING DIAGRAM C5.01 SU-30 TURNING DIAGRAM C5.02 GARBAGE TRUCK TURNING DIAGRAM C5.03 PASSENGER CAR TURNING DIAGRAM C5.04 WB-40 TURNING DIAGRAM C6.00 WATER PLAN C7.00 SEWER PLAN LANDSCAPE PLANS L1.00 TREE RETENTION PLAN L1.21 IRRIGATION PLAN L1.31 PLANTING PLAN L1.32 PLANTING SCHEDULE ELECTRICAL SL1.0 LIGHTING NOTES, LUMINAIRE SCHEDULE & FIXTURE DETAILS SL1.1 SITE PLAN - LIGHTING INTERNATIONAL BUILDING CODE 2018 EDITION [IBC] INTERNATIONAL MECHANICAL CODE 2018 EDITION [IMC] INTERNATIONAL FIRE CODE 2018 EDITION [IFC] NATIONAL ELECTRICAL CODE 2018 EDITION [NEC] UNIFORM PLUMBING CODE 2018 EDITION [UPC] WASHINGTON STATE ENERGY CODE 2018 EDITION [WSEC] APPLICABLE CODES DEFERRED SUBMITTALS FIRE ALARM SYSTEM PLANS AND CALCULATIONS FIRE SUPPRESSION PLANS & CALCULATIONS TENANT IMPROVMENT PLANS FOR: OTHER: OTHER SPECIAL PROTECTION PLUMBING PLANS GREASE HOOD BUILDING PROTECTION ELECTRICAL PLANS MECHANICAL PLANS & CALCULATIONS (INCLUDING ANY REQUIRED FIRE/SMOKE DAMPERS) CITY APPROVAL STAMP FEDERAL WAY, WA SURVEY PRISM SURVEYING INC. P.O. BOX 110700 TACOMA, WA 98411 GEOTECH ZIPPER FEO ASSOCIATED, LLC 19023 36TH AVENUE W., SUITE D LYNWOOD, WA 98036 T: (253) 212-2310 MECHANICAL / ELECTRICAL / PLUMBING ROBISON ENGINEERING, INC. AMANDA SMITH 19401 40TH AVENUE W., SUITE 302 LYNWOOD, WA 98036 T: (206)364.3343 E: ASMITH@ROBISONENGINEERING.COM TRAFFIC ENGINEER JAKE TRAFFIC MARK JACOBS P: (206)762.1978 E: JAKETRAFFIC@COMCAST.NET FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES. 3110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #1AG1.0 1 1 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #1AG1.1 UNIT TYPE BREAKDOWN PODIUM UNITS 137 STUDIO 18 1-BEDROOM 102 2-BEDROOM 17 QUAD UNITS 12 UNITS X 8 BUILDINGS = 96 QUAD UNITS 1-BEDROOM 6 UNITS X 8 BUILDINGS = 48 1-BEDROOM UNITS AT QUADS 2-BEDROOM 6 UNITS X 8 BUILDINGS = 48 2-BEDROOM UNITS AT QUADS 18 TOTAL PODIUM STUDIO UNITS 102 PODIUM 1-BED + 48 QUAD 1-BED = 150 TOTAL 1-BEDROOM UNITS 17 PODIUM 2-BEDS + 48 QUAD 2-BEDS = 65 TOTAL 2-BEDROOM UNITS PARKING CALCULATION PER UNIT TYPE (FWRC 19.220.050(6)) 18 TOTAL STUDIO UNITS X 1.25 = 22.5 PARKING SPACES REQUIRED 150 TOTAL 1-BEDROOM UNITS X 1.5 = 225 PARKING SPACES REQUIRED 65 TOTAL 2-BEDROOM UNITS X 2.0 = 130 PARKING SPACES REQUIRED 22.5 + 225 + 130 = 377.5 OR 378 PARKING SPACES REQUIRED FOR RESIDENTIAL USE PARKING CALCULATION PER COMMERCIAL USE (FWRC 19.220.010) STAND ALONE COMMERCIAL BUILDING: 7,523 SF / 300 = 25.07 OR 26 STALLS 26 STALLS REQUIRED FOR STAND ALONE COMMERCIAL BUILDING PARKING PROVIDED 253 AT GRADE STALLS PROVIDED 178 STRUCTURED STALLS PROVIDED 431 TOTAL PARKING STALLS PROVIDED 378 RESIDENTIAL USE + 26 STAND ALONE COMMERCIAL = 404 TOTAL STALLS REQUIRED 431 STALLS PROVIDED - 404 STALLS REQUIRED = 27 SURPLUS STALLS TOTAL PARKING REQUIREMENT RESIDENTIAL USE = 378 PARKING STALLS COMMERCIAL USE = 26 PARKING STALLS TOTAL PARKING STALL REQUIRED = 404 STALLS REQUIRED FOR RESIDENTIAL AND COMMERCIAL USE FWRC CODE COMPLIANCE INFORMATION FWRC 19.220.050(5) FOR 100 DWELLING UNITS OR MORE ON A SUBJECT PROPERTY, 25% OF PARKING SHALL BE UNDERGROUND OR ON THE FIRST FLOOR WITHIN THE BUILDING FOOTPRINT, EXCEPT FOR VISITOR PARKING WHICH CAN BE SURFACE PARKING. 431 STALLS PROVIDED X 25% = 107.75 OR 108 STALLS SHALL BE UNDERGROUND OR ON THE FIRST FLOOR WITHIN THE BUILDING FOOTPRINT. 178 STALLS PROVIDED UNDERGROUND OR WITHIN THE BUILDING FOOTPRINT > 108 STALLS REQUIRED = COMPLY FWRC.220.050(1) ALL NONRESIDENTIAL GROUND FLOOR SPACES MUST HAVE A MINIMUM FLOOR-TO-CEILING HEIGHT OF 13 FEET AND A MINIMUM DEPTH OF 15 FEET. RESPONSE: SEE A1.30. FWRC 19.125.070(3) LANDSCAPE ISLANDS SHALL BE A MINIMUM SIZE OF 64 SQUARE FEET AND A MAXIMUM OF 305 SQUARE FEET, AND A MINIMUM WIDTH OF SIX FEET AT THE NARROWEST POINT FOR ISLANDS AT THE END OF 90-DEGREE PARKING ROWS, THREE FEET AT THE END OF ROWS WITH ANGLES PARKING, AND EIGHT FEET IN WIDTH FOR ISLANDS USED TO SEPARATE HEAD-TO-HEAD PARKING STALLS AND SHALL BE PROVIDED AT THE FOLLOWING LOCATIONS. RESPONSE: SEE LANDSCAPE FOR CALCULATIONS. (A) AT THE END OF ALL ROWS OF PARKING. RESPONSE: PARKING ISLANDS ARE PROVIDED AT THE ENDS OF ALL ROWS OF PARKING; SEE AS1.0 (B) FOR SEPARATION BUFFERING BETWEEN LOADING DOORS OR MANEUVERING AREAS AND PARKING AREAS OR STALLS. RESPONSE: LANDSCAPE SEPARATION BUFFERS ARE PROVIDED BETWEEN ANY MANEUVERING AREAS, SEE AS1.0. (C) ANY REMAINING REQUIRED LANDSCAPING SHALL BE DISPERSED THROUGHOUT THE INTERIOR PARKING AREA IN A MANNER TO REDUCE VISUAL IMPACT OF THE PARKING LOT. RESPONSE: LANDSCAPING HAS BEEN DISPERSED THROUGHOUT THE INTERIOR PARKING AREA TO REDUCE VISUAL IMPACT OF THE PARKING LOT; SEE AS1.0. (D) DECIDUOUS TREES ARE PREFERRED FOR LANDSCAPE ISLANDS WITHIN INTERIOR VEHICLE US AREA. RESPONSE: SEE LANDSCAPE PLANTING PLAN FOR LANDSCAPE ISLAND TREE SPECIES. FWRC 19.115.050(3)(B)-(D) (B) PARKING STRUCTURES WHICH ARE PART OF A NEW DEVELOPMENT SHALL BE ARCHITECTURALLY CONSISTENT WITH EXTERIOR ARCHITECTURAL ELEMENTS OF THE PRIMARY STRUCTURE, INCLUDING ROOFLINES, FACADE DESIGN, AND FINISH MATERIALS. RESPONSE: BRICK PILASTERS ARE USED TO CONNECT THE FACADE DESIGN BY INCORPORATING A CONSISTENT LANGUAGE AND MATERIAL THAT IS BEING USED AT THE PODIUM ENTRIES AND AMENITY AREAS. SEE A1.00-A1.04. (C) PARKING STRUCTURES SHOULD INCORPORATE METHODS OF ARTICULATION AND ACCESSORY ELEMENTS, PURSUANT TO FWRC 19.115.060(3)(B), ON FACADES LOCATED ABOVE GROUND LEVEL. RESPONSE: THE PARKING STRUCTURE INCORPORATES METAL SCREENS COMPLIANT WITH 19.115.060(3)(B)(V) AND BRICK PILASTERS TO CONNECT THE FACADE DESIGN.SEE A1.00-A1.04. (D) BUILDINGS BUILT OVER PARKING SHOULD NOT APPEAR TO "FLOAT" OVER THE PARKING AREA BUT SHOULD BE LINKED WITH GROUND LEVEL USES OR SCREENING. PARKING AT GRADE UNDER A BUILDING IS DISCOURAGED UNLESS THE PARKING AREA IS COMPLETELY ENCLOSED WITHIN THE BUILDING OR WHOLLY SCREENED WITH WALLS AND/OR LANDSCAPE BERMS. RESPONSE: THE PARKING AND AT GRADE RESIDENTIAL AMENITY HAS BEEN DESIGNED TO GIVE THE PODIUM A BASE AS REQUIRED BY FWRC 19.115.090(Q). THE PARKING IS BOTH COMPLETELY ENCLOSED WITHIN THE BUILDING AND IS SCREENED WITH WALLS AND PERFORATED SCREENS TO PROVED VISUAL INTEREST. BRICK PILASTERS ARE USED TO CONNECT THE FACADE DESIGN BY INCORPORATING A CONSISTENT LANGUAGE AND MATERIAL THAT IS BEING USED AT THE PODIUM ENTRIES AND AMENITY AREAS. SEE A1.00-A1.04. FWRC 19.115.050(4)(A)-(B) (A) PRIMARY ENTRANCES TO BUILDINGS, EXCEPT FOR ZERO LOT LINE TOWNHOUSE DEVELOPMENT AND ATTACHED DWELLING UNITS ORIENTED AROUND AN INTERNAL COURTYARD, SHOULD BE CLEARLY VISIBLE OR RECOGNIZABLE FROM THE RIGHT-OF-WAY. PEDESTRIAN PATHWAYS FROM RIGHT-OF-WAY AND BUS STOPS TO PRIMARY ENTRANCES, FROM PARKING LOTS TO PRIMARY ENTRANCES, AND PEDESTRIAN AREAS, SHALL BE ACCESSIBLE AND SHOULD BE CLEARLY DELINEATED. RESPONSE: A SITE WAYFINDING STRATEGY WILL INCORPORATE WAYFINDING MONUMENT SIGNAGE TO CLEARLY LOCATE SITE ENTRIES, COMMERCIAL BUILDING ENTRIES, RESIDENTIAL ENTRIES AND OUTDOOR RESIDENTIAL AMENITIES. SEE AS1.1 FOR LOCATIONS. (B) PEDESTRIAN PATHWAYS AND PEDESTRIAN AREAS SHOULD BE DELINEATED BY SEPARATE PAVED ROUTES USING A VARIATION IN PAVED TEXTURE AND COLOR, AND PROTECTED FROM ABUTTING VEHICLE CIRCULATION AREAS WITH LANDSCAPING. APPROVED METHODS OF DELINEATION INCLUDE: STONE, BRICK OR GRANITE PAVERS; EXPOSED AGGREGATE; OR STAMPED AND COLORED CONCRETE. PAINT STRIPING ON ASPHALTS AS A METHOD OF DELINEATION IS NOT ENCOURAGED. RESPONSE: PEDESTRIAN PATHWAYS AND AREAS ARE DELINEATED USING VARIATIONS OF PAVED MATERIAL AND COLOR. ALL CROSSWALKS HAVE BEEN CHANGED TO REFLECT THIS REQUIREMENT. SEE AS1.0. FWRC 19.115.050(4)(D)-(E) (D) BICYCLE RACKS SHOULD BE PROVIDED FOR ALL COMMERCIAL DEVELOPMENTS. RESPONSE: BICYCLE PARKING RACK HAVE BEEN ADDED NEAR THE COMMERCIAL BUILDING. SEE AS1.1 FOR LOCATION. (E) OUTDOOR FURNITURE, FIXTURES, AND STREETSCAPE ELEMENTS, SUCH AS LIGHTING, FREESTANDING SIGNS, TRELLISES, ARBORS, RAISED PLANTERS, BENCHES AND OTHER FORMS OF SEATING, TRASH RECEPTACLES, BUS STOPS, PHONE BOOTHS, FENCING, ETC, SHOULD BE INCORPORATED INTO THE SITE DESIGN. RESPONSE: OUTDOOR FURNITURE, SITE LIGHTING, BENCHES, BBQS, CHILDREN'S PLAY EQUIPMENT AND WAYFINDING SIGNAGE IS PROPOSED FOR THE VARIOUS PLAZAS AND RESIDENTIAL AMENITY AREAS. SEE AS1.0 AND AS1.1 FOR AMENITY FEATURES. SEE SL1.1 FOR SITE LIGHTING LOCATIONS. FWRC 19.115.060(2) (2) EXCEPT FOR ZERO LOT LINE TOWNHOUSE DEVELOPMENT AND ATTACHED DWELLING UNITS, ALL BUILDING FACADES THAT ARE BOTH LONGER THAN 60 FEET AND ARE VISIBLE FROM EITHER A RIGHT-OF-WAY OR RESIDENTIAL USE OR ZONE SHALL INCORPORATE FACADE TREATMENT ACCORDING TO THIS SECTION. SUBJECT FACADES SHALL INCORPORATE AT LEAST TWO OF THE FOUR OPTIONS DESCRIBED HEREIN; EXCEPT, HOWEVER, FACADES THAT ARE SOLIDLY SCREENED BY TYPE 1 LANDSCAPING, PURSUANT TO CHAPTER 19.125 FWRC, OUTDOORS, YARDS, AND LANDSCAPING, MAY USE FACADE MODULATION AS THE SOLE OPTION UNDER THIS SECTION. OPTIONS USED UNDER THIS SECTION SHALL BE INCORPORATED ALONG THE ENTIRE LENGTH OF THE FACADE, IN ANY APPROVED COMBINATION. OPTIONS USED MUST MEET THE DIMENSIONAL STANDARDS AS SPECIFIED HEREIN; EXCEPT, HOWEVER, IF MORE THAN TWO ARE USED, DIMENSIONAL REQUIREMENTS FOR EACH OPTION WILL BE DETERMINED ON A CASE-BY-CASE BASIS; PROVIDED, THAT THE GROSS AREA OF A PEDESTRIAN PLAZA MAY NOT BE LESS THAN THE SPECIFIED MINIMUM OF 200 SQUARE FEET. (A) FACADE MODULATION. MINIMUM DEPTH: TWO FEET; MINIMUM WIDTH: 6 FEET, MAXIMUM WIDTH: 60 FEET. ALTERNATIVE METHODS TO SHAPE THE BUILDING, SUCH AS ANGLED OR CURVED FACADE ELEMENTS, OFF-SET PLANES, WING WALLS AND TERRACING, WILL BE CONSIDERED; PROVIDED THAT THE INTENT OF THIS SECTION IS MET. (B) LANDSCAPE SCREENING. EIGHT-FOOT-WIDE TYPE II LANDSCAPE SCREENING ALONG THE BASE OF THE FACADE, EXCEPT TYPE IV MAY BE USED IN PLACE OF TYPE II FOR FACADES THAT ARE COMPRISED OF 50 PERCENT OR MORE WINDOW AREA AND AROUND BUILDING ENTRANCES. FOR BUILDING FACADES THAT ARE LOCATED ADJACENT TO A PROPERTY LINE, SOME OR ALL OF THE UNDERLYING BUFFER WIDTH REQUIRED BY CHAPTER 19.25 FWRC, OUTDOORS, YARDS, AND LANDSCAPING, MAY BE CONSIDERED IN MEETING THE LANDSCAPE WIDTH REQUIREMENT OF THIS SECTION. (C) CANOPY OR ARCADE. AS A MODULATION OPTION, CANOPIES OR ARCADES MAY BE USED ONLY ALONG FACADES THAT ARE VISIBLE FROM THE RIGHT-OF-WAY. MINIMUM LENGTH: 50 PERCENT OF THE LENGTH OF THE FACADE USING THIS OPTION. (D) PEDESTRIAN PLAZA: SIZE OF PLAZA: PLAZA SQUARE FOOTAGE IS EQUAL TO ONE PERCENT OF THE GROSS FLOOR AREA OF THE BUILDING, BUT IT MUST BE A MINIMUM OF 200 SQUARE FEET. THE PLAZA SHOULD BE CLEARLY VISIBLE AND ACCESSIBLE FROM THE ADJACENT RIGHT-OF-WAY. RESPONSE: THE PODIUM BUILDING USES A COMBINATION OF ALL FOUR METHODS. SEE DIAGRAM BELOW TO ILLUSTRATE COMPLIANCE. A DEPARTURE IS REQUESTED FOR THE MOST FACING SOUTH FACADE DUE TO THE PARKING GARAGE ENTRY AND GRADES AT THIS SIDE OF THE SITE. THERE WILL BE LANDSCAPING AS REQUIRED FOR THE RETAINING WALLS IN THIS AREA. THE COMMERCIAL BUILDING: NORTH FACADE USES FACADE MODULATION TYPE II LANDSCAPE BUFFER. WEST FACADE USES FACADE MODULATION, CANOPIES AND PEDESTRIAN PLAZA (1,658 SF). SOUTH FACADE USED FACADE MODULATION, CANOPIES AND PEDESTRIAN PLAZA (1,658 SF). EAST FACADE USES FACADE MODULATION AND A COMBINED LENGTH OF 19' OF LANDSCAPE. SEE AS1.0, AS1.1, A3.00, A3.01 AND A3.10. THE QUAD BUILDINGS ALL USE FACADE MODULATION AND ARE NOT VISIBLE FROM THE ROW EXCEPT FOR QUAD 1. THE PROJECT IS REQUIRED TO HAVE TYPE II OR III LANDSCAPE BUFFERS IN BETWEEN IT AND THE ROW. EACH QUAD IS SURROUNDED BY A VARYING DEGREE OF LANDSCAPE SCREENING. QUADS 2, 3, 4, 5, 6, 7 ARE ALL ADJACENT TO OR HAVE VIEWS OF PEDESTRIAN PLAZAS OR RETENTION POND. DUE TO SITE CONSTRAINTS WE ASK FOR A DEPARTURE FROM HAVING TO COMPLY FOR EACH QUAD AS WE HAVE DESIGNED THEM TO HAVE A VILLAGE APPEAL. CANOPIES DO NOT FIT WITH THE QUAD DESIGN AS THEIR STAIRWAYS ARE ALREADY COVERED FROM THE ELEMENTS. HAVING TO ADD TYPE II LANDSCAPING AROUND EACH QUAD FACADE IS NOT FEASIBLE DUE TO SITE CONSTRAINTS AND/OR COULD BECOME A SAFETY CONCERN DUE TO AN INCREASE NUMBER OF HIDING PLACES. IN ADDITION THE QUADS ARE BROKEN UP INTO TWO SIDES EACH 32'-6" WIDE WITH AN OPEN BREEZEWAY IN BETWEEN BREAKING UP EACH SIDE TO LESS THAN 60' WIDE. SEE A2.10. FWRC 19.115.080(3) (3) COMMERCIAL AND RESIDENTIAL COMPONENTS MAY HAVE DIFFERENT ARCHITECTURAL EXPRESSION, BUT THE FACADE SHALL EXHIBIT A NUMBER OF UNIFYING ELEMENTS TO PRODUCE THE EFFECT OF AN INTEGRATED PROJECT. RESPONSE: ALL BUILDINGS HAVE BEEN DESIGNED TO EXPRESS INDIVIDUALITY WHILE MAINTAINING A UNIFIED CAMPUS DESIGN. THERE IS A SHARED MATERIAL PALETTE USED ACROSS THE CAMPUS. A COMPLIMENTARY COLOR PALETTE HAS BEEN SELECTED AND DISTRIBUTED ACROSS THE BUILDINGS. SHARED CANOPY DESIGNS AND STOREFRONT WINDOW SYSTEMS ARE ALSO BEING USED FOR BOTH THE PODIUM AND COMMERCIAL BUILDING. SEE A1.00-A1.05, A3.00 AND A3.01. FWRC 19.115.090(1)(B)(D) (B) ENTRANCE FACADES SHALL FACE FRONT ON, FACE, OR BE CLEARLY RECOGNIZABLE FROM THE RIGHT-OF-WAY; AND SHALL INCORPORATE WINDOWS AND OTHER METHODS OF ARTICULATION. RESPONSE: THE COMMERCIAL BUILDING USES A VARIETY OF METHODS TO CLEARLY DISTINGUISH THE ENTRIES SO THAT THEY ARE VISIBLE FROM THE RIGHT-OF-WAY. STOREFRONT WINDOWS AND CANOPIES CLEARLY SHOW THE BUILDINGS ENTRANCES. A PLAZA HAS ALSO BEEN LOCATED ADJACENT TO THESE ENTRIES. THIS PUBLIC ACTIVATION ALONG WITH A WAYFINDING SITE DESIGN WILL MAKE THE ENTRIES CLEARLY RECOGNIZABLE. SEE AS1.0 AND AS1.1. (D) GROUND FLOOR ENTRANCES TO RETAIL SALES OR SERVICES SHALL INCORPORATE PLAZA FEATURES OR FURNISHINGS, AND/OR STREETSCAPE AMENITIES, IN CONTEXT-SENSITIVE AMOUNT AND COMBINATION, CONSIDERING THE SCALE OF THE RETAIL USES(S) AND ENTRANCE(S) TO THE OVERALL BUILDING OR DEVELOPMENT, AND THE PROXIMITY AND ACCESS TO OTHER EXISTING PLAZA OR STREETSCAPE FEATURES. RESPONSE: THE PLAZA AREAS PROVIDED FOR BOTH THE PODIUM AND COMMERCIAL BUILDING ARE INCORPORATING PLAZA FEATURES INCLUDING, TABLE AND CHAIRS, BENCHES, SITE LIGHTING, TRASH RECEPTACLES, PAVING DIFFERENTIATION, WAY FINDING SIGNAGE IN AMOUNTS THAT ARE APPROPRIATE FOR THE SIZED OF THE SPACES THEY SERVE. SEE AS1.0 AND AS1.1. FWRC 19.115.090(P) (P) BUILDING FACADES THAT EXCEED 120 FEET IN LENGTH AND ARE VISIBLE FROM AN ADJACENT RESIDENTIAL ZONE, RIGHT-OF-WAY, PUBLIC PARK OR RECREATION AREA SHALL INCORPORATE A SIGNIFICANT STRUCTURAL MODULATION (OFFSET). THE MINIMUM DEPTH OF THE MODULAITON SHALL BE APPROXIMATELY EQUAL TO 10 PERCENT OF THE TOTAL LENGTH OF THE SUBJECT FACADE AND THE MINIMUM WIDTH SHALL BE APPROXIMATELY TWICE THE MINIMUM DEPTH. THE MODULATION SHALL BE INTEGRATED TO THE BUILDING STRUCTURE FROM BASE TO ROOFLINE. RESPONSE: 348TH STREET FACADE (NORTH) 174' X 10% = 17.4' DEEP 17.4' X 2 = 34.8' WIDE 17.4' X 34.8' STUCTURAL OFFSET REQ'D 21'-10" X 26'-0" PROVIDED. DEPARTURE REQUESTED AS WIDTH DOES NOT COMPLY. NORTHWEST CORNER 154' X 10% = 15.4' DEEP 15.4' X 2 = 30.8' WIDE 15.4' X 30.8' STUCTURAL OFFSET REQ'D 5340 SF OF BUILDING AREA REMOVED AND 5025 SF PROVIDED AS PUBLIC PLAZA 1ST AVENUE SOUTH (WEST) 197" X 10% = 19.7 DEEP 19.7' X 2 = 39.4' WIDE 19.7 X 39.4' STRUCTURAL OFFSET REQ'D 21'-10" X 36'-6" PROVIDED. DEPARTURE REQUESTED AS WIDTH DOESN'T COMPLY. SEE STRUCTURAL OFFSET DIAGRAM BELOW. DUE TO SITE CONSTRAINTS A DEPARTURE IS REQUESTED AS THE WIDTHS FOR THE STRUCTURAL OFFSETS DO NOT FULLY COMPLY. THIS REQUIREMENT IS BELIEVED TO ASSIST IN REDUCING MASS AND SCALE OF LONG BUILDINGS. WE HAVE TAKEN THIS INTO CONSIDERATION AND HAVE REDUCED THE BUILDING INTO (3) MAIN SEGMENTS AS WELL AS REMOVING MORE OF THE BUILDING FROM THE CORNER THAN IS REQUIRED. THIS HAS ALLOWED THE DESIGN TO PROVIDE A RESIDENTIAL PLAZA WHICH WILL ACTIVATE THE STREETSCAPE AND CORNER. FWRC 19.115.090(Q) (Q) BUILDINGS SHOULD BE DESIGNED TO HAVE A DISTINCT BASE, MIDDLE AND TOP. THE BASE (TYPICALLY THE FIRST FLOOR) SHOULD CONTAIN THE GREATEST NUMBER OF ARCHITECTURAL ELEMENTS SUCH AS WINDOW, MATERIALS, DETAILS, OVERHANGS, CORNICE LINES, AND MOAONRY BELT COURSES. THE MIDSECTION, BY COMPARISON, MAY BE SIMPLE. THE TOP SHULD AVOID THE APPEARANCE OF A FLAT ROOF AND INCLUDE DISTINCTIVE ROOF SHAPES INCLUDING BUT NOT LIMITED TO PITCHED, VAULTED OR TERRACED, ETC. RESPONSE: ALL BUILDINGS HAVE BEEN DESIGNED TO HAVE A DISTINCT BASE MIDDLE AND TOP. QUAD BUILDING 1, FACING 1ST AVENUE SOUTH, HAS BEEN REVISED TO COMPLY WITH THIS CODE SECTION. WE HAVE ADDED A BRICK BASE TO THE ENTRY SIDES OF THE FIRST FLOOR. SINCE QUADS 2-8 ARE NOT FACING ANY RIGHT-OF-WAY WE WOULD LIKE TO DEPART FROM THIS REQUIREMENT FOR THESE BUILDINGS. SEE A2.00, A2.01. FWRC 19.115.090(R) (R) RESIDENTIAL DESIGN FEATURES, INCLUDING BUT NOT LIMITED TO ENTRY PORCHES, PROJECTING WINDOW BAYS, BALCONIES OR DECKS, INDIVIDUAL WINDOWS (RATHER THAT STRIP WINDOWS),OFFSETS AND CASCADING OR STEPPED ROOF FORMS, SHALL BE INCORPORATED INTO ALL BUILDINGS. WINDOW OPENINGS SHALL HAVE VISIBLE TRIM MATERIAL OR PAINTED DETAILING THAT RESEMBLES TRIM. RESPONSE: THE DESIGN DOES NOT INCORPORATE WINDOW TRIM AS THIS DETRACTS FROM THE MODERN AESTHETIC. WE REQUEST TO DEPART FROM THIS REQUIREMENT FOR ALL BUILDINGS. FWRC 19.220.050(11) (11) THE SUBJECT PROPERTY MUST PROVIDE USABLE OPEN SPACE IN A TOTAL AMOUNT EQUAL TO AT LEAST 150 SQ. FT. PER DWELLING UNIT, AND MAY INCLUDE PRIVATE AREAS SUCH PLAYGROUNDS, RECREATION ROOMS, PLAZAS, ROOFTOP TERRACES, POOLS, ACTIVE LOBBIES, ATRIUMS, OR OTHER AREAS THE DIRECTOR DEEMS APPROPRIATE. A MINIMUM OF 25 PERCENT OF THE USABLE OPEN SPACE PROVIDED MUST BE COMMON OPEN SPACE. PRIVATE OPEN SPACE SUCH AS A PATIO, PORCH, BALCONY, OR YARD MAY BE CREDITED TOWARD TOTAL RESIDENTIAL USABLE OPEN SPACE, IF SUCH PRIVATE OPEN SPACE IS A MINIMUM OF 48 SQUARE FEET AND HAS A MINIMUM DIMENSION OF SIX FEET. RESPONSE: QUAD BALCONIES ARE SHOWN ON SHEET A2.10. FWRC 19.125.150(7)(b) (7) SPACE AND ACCESS REQUIREMENTS. THE FOLLOWING MINIMUM SPACE AND ACCESS REQUIREMENTS FOR SOLID WASTE AND RECYCLING STORAGE AREAS SHALL BE INCORPORATED INTO THE DESIGN OF ALL BUILDINGS: (B) MIXED-USE DEVELOPMENTS THAT CONTAINS BOTH RESIDENTIAL AND NONRESIDENTIAL USES SHALL MEET THE STORAGE SPACE REQUIREMENTS SHOWN IN TABLE A FOR RESIDENTIAL DEVELOPMENT, PLUS 50 PERCENT OF THE REQUIREMENT FOR RESIDENTIAL AND NONRESIDENTIAL USES, AND DESIGNATED STORAGE SPACE FOR RECYCLING SERVICES SHALL ALSO BE PROVIDED. TABLE A: MORE THAN 100 DWELLING UNITS - 575 SF PLUS 4SF FOR EACH ADDITIONAL UNIT ABOVE 100, EXCEPT AS PERMITTED IN SUBSECTION (7)(C) OF THIS SECTION. TABLE A: NONRESIDENTIAL DEVELOPMENT - 5,001-15,000SF - 125 SF RESPONSE: 233 UNITS - 100 UNITS = 133 UNITS 100 UNITS: 575 SF 133 UNITS X 4SF = 532 SF 575 SF + 532 SF = 1,107 SF OF RESIDENTIAL SHARED STORAGE SPACE REQUIRED FOR SOLID WASTE CONTAINERS PODIUM SOLID WASTE AREA = 250 SF + 366 SF = 616 SF QUAD SOLID WASTE AREA = 768 SF 616 SF + 768 SF = 1,384 SF OF RESIDENTIAL SOLID WASTE AREA > 1,107 SF = COMPLY STANDALONE COMMERCIAL = 7,523 SF = 125 SF OF SOLID WASTE AREA REQUIRED FOR STANDALONE COMMERCIAL STANDALONE SOLID WASTE AREA PROVIDED = 176 SF PROVIDED > 125 SF = COMPLY SEE A4.00, A4.01, AND A4.02. 106'-8"106'-10"7 9 ' - 2 " 173'-8" NORTH FACADE 154'-1"NORTHWEST FACADE21'-10"36'-6"21'-10"27' -0 " 26'-0" FACADE MODULATION, TYPE II LANDSCAPE FACADE MODULATION, PEDESTRIAN PLAZA (5025 SF),CANOPIESFACADE MODULATION AND TYPE II LANDSCAPEFACADE MODULATION & 20' WIDE LANDSCAPEFACADE MODULATION REQUEST DEPARTURE FACADE MODULATION, 14' WIDE LANDSCAPEFACADE MODULATION, PEDESTRIAN PLAZA(1,152 SF)FACADE MODULATION,PEDESTRIAN PLAZA (2,172SF)FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES. 3110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #1AG1.1 1 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #1FWRC 19.110.010 (1) PURPOSE. TO PROVIDE AFFORDABLE HOUSING TO THE CITIZENS OF FEDERAL WAY AND TO COMPLY WITH THE GROWTH MANAGEMENT ACT AND THE COUNTY-WIDE PLANNING POLICIES FOR KING COUNTY. (2) AFFORDABLE HOUSING DEFINED. “OWNER-OCCUPIED AFFORDABLE HOUSING” MEANS DWELLING UNITS THAT ARE OFFERED FOR SALE AT A RATE THAT IS AFFORDABLE TO THOSE INDIVIDUALS AND FAMILIES HAVING INCOMES THAT ARE 80 PERCENT OR BELOW THE MEDIAN COUNTY INCOME. “RENTAL AFFORDABLE HOUSING” MEANS DWELLING UNITS THAT ARE OFFERED FOR RENT AT A RATE THAT IS AFFORDABLE TO THOSE INDIVIDUALS AND FAMILIES HAVING INCOMES THAT ARE 50 PERCENT OR BELOW THE MEDIAN COUNTY INCOME. (3) MULTIPLE-FAMILY DEVELOPMENTS; SENIOR CITIZEN HOUSING; ASSISTED LIVING FACILITIES; TOWNHOUSE DEVELOPMENT; ZERO-LOT LINE TOWNHOUSE DEVELOPMENT; MIXED-USE PROJECTS; AND COTTAGE HOUSING IN MULTIFAMILY ZONES. NEW PROJECTS INVOLVING 25 DWELLING UNITS OR MORE ARE REQUIRED TO PROVIDE AFFORDABLE DWELLING UNITS AS PART OF THE PROJECT. AT LEAST TWO DWELLING UNITS OR FIVE PERCENT OF THE TOTAL NUMBER OF PROPOSED UNITS, WHICHEVER IS GREATER, SHALL BE AFFORDABLE. PROJECTS INCLUDING AFFORDABLE DWELLING UNITS MAY EXCEED THE MAXIMUM ALLOWED NUMBER OF DWELLING UNITS AS FOLLOWS: (A) ONE BONUS MARKET RATE UNIT FOR EACH AFFORDABLE UNIT INCLUDED IN THE PROJECT; UP TO 10 PERCENT ABOVE THE MAXIMUM NUMBER OF DWELLING UNITS ALLOWED IN THE UNDERLYING ZONING DISTRICT. (4) SINGLE-FAMILY DEVELOPMENTS. NEW SINGLE-FAMILY DEVELOPMENTS IN THE RS-35, RS-15, RS-9.6, AND RS-7.2 ZONING DISTRICTS HAVE THE OPTION OF PROVIDING AFFORDABLE DWELLING UNITS AS PART OF THE PROJECT. PROJECTS INCLUDING AFFORDABLE DWELLING UNITS MAY REDUCE MINIMUM LOT SIZE AS FOLLOWS: (A) THOSE LOTS IN A NEW SINGLE-FAMILY CONVENTIONAL SUBDIVISION OR SHORT SUBDIVISION WHICH ARE PROPOSED TO CONTAIN AFFORDABLE DWELLING UNITS MAY BE REDUCED IN AREA BY UP TO 20 PERCENT OF THE MINIMUM LOT SIZE OF THE UNDERLYING ZONING DISTRICT; PROVIDED, THAT THE OVERALL NUMBER OF DWELLING UNITS IN THE SUBDIVISION MAY NOT EXCEED 10 PERCENT OF THE MAXIMUM NUMBER OF UNITS ALLOWED IN THE UNDERLYING ZONING DISTRICT. (5) PROVISIONS FOR AFFORDABLE HOUSING FOR COTTAGE HOUSING DEVELOPMENT IN SINGLE-FAMILY RESIDENTIAL ZONES ARE SET FORTH IN CHAPTER 19.250 FWRC. (6) DURATION. AN AGREEMENT IN A FORM APPROVED BY THE CITY MUST BE RECORDED WITH KING COUNTY DEPARTMENT OF ELECTIONS AND RECORDS REQUIRING AFFORDABLE DWELLING UNITS WHICH ARE PROVIDED UNDER THE PROVISIONS OF THIS SECTION TO REMAIN AS AFFORDABLE HOUSING FOR THE LIFE OF THE PROJECT. THIS AGREEMENT SHALL BE A COVENANT RUNNING WITH THE LAND, BINDING ON THE ASSIGNS, HEIRS AND SUCCESSORS OF THE APPLICANT. RESPONSE: DEVELOPMENT TOTAL NUMBER OF UNITS = 233 UNITS X 5% = 11.65 OR 12 AFFORDABLE DWELLING UNITS REQUIRED 12 UNITS WILL BE OFFERED FOR RENT AT A RATE THAT IS AFFORDABLE TO THOSE INDIVIDUALS AND FAMILIES WITH INCOMES THAT ARE 50 PERCENT OR BELOW THE MEDIAN COUNTY INCOME. THESE 12 UNITS WILL REMAIN AS AFFORDABLE HOUSING FOR THE LIFE OF THE PROJECT. FWRC CODE COMPLIANCE INFORMATION FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES. 3110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #1AG1.1AG1.2 1 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #1A4AS1.0 1 1 1 11 1 1 1 1 1 1 1 1 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #1PARKING GARAGE MAIN ACCESS PODIUM/COMMERCIAL FF 248.00'RETAIL/COMMERCIAL LEASING/AMENITY PARKING GARAGE DRIVE- THRU35 17 54 19 38 18 4 MAIN ACCESS QUADS MAIN ACCESSPODIUM/COMMERCIALMAIN ACCESSQUADSTRASH/ RECYCLE FF 248.00' FF 248.00' FF 248.00'8 - FF 244.00132'-6" FACADE "B.1"FACADE D 73'-5"148'-2" FACADE "C.1"297'-0" FACADE "C"274'-6" FACADE "B" SOUTH 348TH STREET PROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINE 5' TYPE III LANDSCAPE BUFFER PER FWRC 19.125.060 (a)5' TYPE III LANDSCAPE BUFFER PER FWRC 19.125.060 (c)15' TYPE I LANDSCAPE BUFFER PER FWRC 19.125.060 (b)5' TYPE III LANDSCAPE BUFFER PER FWRC 19.125.060 (c)5' TYPE III LANDSCAPE BUFFER PER FWRC 19.125.060 (a)7 - FF 243.006 - F F 2 4 3 . 0 0 3 - FF 240.001 - FF 234.00 P2ACCESSPLAZA02 04 05 25 TRASH COMMERCIAL 142'-3" FACADE "A"59'-6"63'-8"5 - F F 2 4 0 . 0 0 63'-8"1ST AVENUE SOUTHRETENTION POND PLAZA 4 - FF 241.002 - FF 234.00 08 08 34 9 WETLAND 100'-0" WETLAND BUFFER 09 09ROW DEDICATIONGATE GATE GATE PLAZA03 05 06 07 07 0707 07 07 0707 09 09 10 10 10 11 1111 11 11 11 11 11 11 1201 PROJECT DATA SITE GROSS LAND AREA:362,571 SF (8.3 ACRE) CRITICAL AREA + BUFFER: (5,303 SF + 22,560 SF)27,864 SF RIGHT-OF-WAY DEDICATION: 3,381 SF PUBLIC PURPOSE:47,882 SF NET LAND AREA:283,444 SF PLAZA 1 (5,025 SF) - TABLES, CHAIRS, TRASH RECEPTACLES, PLANTERS, EXTERIOR SITE LIGHTING PLAZA 2 (3,324 SF) - BENCHES, SITE LIGHTING, TRASH RECEPTACLES PLAZA 3 (1,658 SF) - BICYCLE PARKING, TABLES, CHAIRS, TRASH RECEPTACLES, SITE LIGHTING, SIGNAGE OPEN RECREATION AREA (1,956 SF) - PLANTING, BENCH, EXTERIOR BUILDING LIGHTING COMMON RESIDENTIAL RECREATION AREA (4,812 SF) - BBQ AMENITY, PLANTING, COVERED ROOF AREA, SITE LIGHTING, TRASH RECEPTACLES, SIGNAGE COMMON PEDESTRIAN PATH & OVERLOOK (2,912 SF) - BENCHES, PLANTINGS, SITE LIGHTING, TRASH RECEPTACLES, SIGNAGE WALK-UP RESIDENTIAL ENTRY, TYP. MID-RISE ENTRY RETAINING WALLS - 6'-0" TALL WITH 5'-0" CLEAR BETWEEN RETAINING WALLS, TYP. ACCESS GATES WAYFINDING SITE SIGNAGE COMMERCIAL BICYCLE PARKING 01 03 04 CRITICAL AREA: WETLAND:5,304 SF WETLAND BUFFER:22,560 SF TOTAL CRITICAL AREA:27,864 SF RIGHT-OF-WAY DEDICATION : 3,381 PUBLIC PURPOSE: RETENTION POND:28,421 SF OPEN SPACE (AREAS):4,812 SF OPEN SPACE (PATH/OVERLOOK):2,912 SF PUBLIC PLAZAS:11,737 SF TOTAL PUBLIC PURPOSE:47,882 SF KEY NOTES 02 FWRC 19.220.050(11) OPEN SPACE: REQUIRED (150 SF X 233 UNITS):34,950 SF 34,950 SF X 25% = 8,737.5 SF OR 8,738 SF COMMON OPEN SPACE REQUIRED:8,738 SF OPEN SPACE PROVIDED:35,075 SF > 34,950 SF = COMPLY COMMON OPEN SPACE PROVIDED: 19,461 SF > 8,738 SF = COMPLY 4,812 SF + 2,912 SF + 11,737 SF = 19,461 SF AMENITY AREAS(PODIUM):9,614 SF LEVEL 3: 4,019 SF LEVEL 4: 2,310 SF LEVEL 7: 3,285 SF PRIVATE AREAS( DECKS, PATIOS) QUADS: 6,000 SF 48 DECKS X 55 SF = 2,640 SF 48 DECKS X 70 SF = 3,360 SF COMMON AREAS(PLAYGROUND, BBQ AREA): 4,812 SF COMMON PEDESTRIAN PATH & OVERLOOK: 2,912 SF COMMON PUBLIC PLAZAS:11,737 SF TOTAL OPEN SPACES:35,075 SF 05 06 07 08 09 10 11 12 FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES. 3110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #1AS1.1 PROJECT NORTH 40' SCALE: 1" = 40'-0" 20'0 120'80' SCALE: SITE PLAN: BUILDABLE LANDS DIAGRAM 1" = 40'-0"1 AS1.1 1 1 1 1 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #1132'-6" FACADE "B.1"FACADE D 73'-5"148'-2" FACADE "C.1"297'-0" FACADE "C"274'-6" FACADE "B" 142'-3" FACADE "A"59'-6"63'-8"63'-8" 1.1 1.1 1.1 1.1 1.1 1.2 1.21.2 1.2 1.2 1.21.2 1.2 1.2 1.2 1.2 1.2 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.3 1.4 1.4 1.4 1.4 1.4 1.4 1.4 1.4 1.6 1.6 1.6 1.6 1.6 1.6 1.7 1.8 1.8 1.8 1.8 2.2 2.2 2.2 2.2 2.2 2.2 2.2 2.2 2.22.2 1.4 1.4 1.4 1.41.4 1.41.4 3.1 3.1 3.1 3.1 3.1 3.1 KEY NOTES AVOID BLIND CORNERS IN PATHWAYS AND PARKING LOTS. ALLOW NATURAL OBSERVATION FROM THE STREET TO THE USE, FROM THE USE TO THE STREET, AND BETWEEN USES. PROVIDE NATURAL SURVEILLANCE FOR COMMON/OPEN SPACE AREAS. PROVIDE ENTRIES THAT ARE CLEARLY VISIBLE AVOID LANDSCAPING WHICH OBSTRUCTS NATURAL SURVEILLANCE AND ALLOWS INTRUDERS TO HIDE. IN MIXED USE BUILDINGS INCREASE OPPORTUNITIES FOR NATURAL SURVEILLANCE, WHILE PROTECTING PRIVACY. AVOID CONFUSION IN LOCATING BUILDING ENTRANCES. AVOID PLACEMENT OF VEGETATION THAT WOULD ENABLE ACCESS TO A BUILDING OR TO NEIGHBORING BUILDINGS. CREATE A "CARED FOR" IMAGE 1.1 1.2 1.3 1.6 2.2 2.4 3.1 1.4 1.8 FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES. 3110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #1AS1.2 PROJECT NORTH 40' SCALE: 1" = 40'-0" 20'0 120'80' SCALE: SITE PLAN: CPTED 1" = 40'-0"1 AS1.2 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #1EXTERIOR ELEVATION SHEET NOTES 1. SEE ALL DRAWINGS FOR CALLOUTS IN COMMON. THE DRAWINGS DO NOT ANNOTATE ALL OCCURRENCES OF ELEMENTS FOR CONSTRUCTION. SUFFICIENT INFORMATION HAS BEEN PROVIDED TO PRECISELY CONSTRUCT THE PROJECT. IT IS THE CONTRACTORS RESPONSIBILITY TO COORDINATE THE ARCHITECTS DESIGN INTENT IN AREAS THAT ARE NOT FULLY DETAILED. 2. SEE ROOF PLAN SHEETS A180-A183 FOR DOWNSPOUT LOCATIONS 3. REFER TO SHEET A650 FOR MATERIAL CALLOUT INFORMATION. 4. ANY AND ALL PRE-FINISHED GUTTERS, METAL FLASHING, DOWNSPOUTS SHALL BE FINISHED W/ COLORS AS CONFIRMED AND SELECTED BY THE ARCHITECT FROM MANUFACTURER STANDARD COLOR CHART. 5. CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROVISION OF SUBMITTING SHOP DRAWINGS OR SKETCHES (SK'S) TO CONFIRM APPLICABLE PRE-FINISHED METAL PRODUCTS & ASSIGNED COLORS. 6. WHERE PRODUCTS ARE NOT IDENTIFIED AS PRE-FINISHED, PRODUCTS SHALL BE FIELD AND OR SHOP-PAINTED UTILIZING ARCHITECT APPROVED MANUFACTURERS AND COLORS. 7. WHERE SEALANTS ARE USED AND EXPOSED, SUCH PRODUCTS AND COLOR OPTIONS SHALL BE PRE- APPROVED BY THE ARCHITECT. SEALANTS USED SHALL BE COMPLIANT W/ THE 2018 WASHINGTON STATE ENERGY CODE. 8. TOPOGRAPHY SHOWN AS REFERENCE. SEE CIVIL DRAWINGS. EXTERIOR ELEVATION LEGEND KEYNOTE TAGS WINDOWS DOORS BALCONY (SEE A630 FOR DETAILS) ESXX MATERIAL TAGS INTAKE VENT EXHAUST VENT XX-XX (SEE SHEET A650 FOR MATERIAL INFORMATION) (SEE SHEET A610 FOR DIFFERENT TYPES) (SEE SHEET A600 FOR DIFFERENT TYPES) (WITH 3'-0" CIRCLE AWAY FROM OPENINGS, PER IBC) T.O. PLATE53' -8 1/4" HEIGHT OF STR. PER FWMC60' -5 1/4" LEVEL 3 PLAN (ENTRY)0' -0" LEVEL 4 PLAN15' -0" LEVEL 5 PLAN24' -11 1/2" LEVEL 6 PLAN34' -10 1/4" LEVEL 7 PLAN44' -9" W ZUX 12' - 4"8' - 11 1/4"9' - 10 3/4"9' - 10 3/4"9' - 11 1/2"15' - 0"TYPE VA CONSTRUCTION TYPE IA CONSTRUCTION V Y LEVEL 7.1 PLAN45' -1 1/2" MAX HEIGHT66' -0 1/4"66' - 0 1/4"0' - 4 1/2"T.O. PLATE53' -8 1/4" HEIGHT OF STR. PER FWMC60' -5 1/4" LEVEL 3 PLAN (ENTRY)0' -0" LEVEL 4 PLAN15' -0" LEVEL 5 PLAN24' -11 1/2" LEVEL 6 PLAN34' -10 1/4" LEVEL 7 PLAN44' -9" AVERAGE GRADE PLANE245' -6" WZ UX 12' - 4"8' - 11 1/4"9' - 10 3/4"9' - 10 3/4"9' - 11 1/2"15' - 0"TYPE VA CONSTRUCTION TYPE IA CONSTRUCTION 66' - 0 1/4"VY LEVEL 7.1 PLAN45' -1 1/2" MAX HEIGHT66' -0 1/4"0' - 4 1/2"62' - 11 1/4"APPROXIMATE FOOTPRINT 1" = 80' - 0" KEY PLAN 2 1 3110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE :(253)272-4214 COPYRIGHT, 2021BY GRAVES + ASSOCIATES PROJECT NUMBER: PM: N O T FO R C O N S TR U C TIO N DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"x36"REVISIONSDATERE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.REVISIONSDATEC:\Users\tgraff\Documents\2002_Federal Way - Podium_Tyler_Graff_JGA.rvtFEDERAL WAY MIXED USE (PODIUM) XMARKS THE SPOT, LLC1ST AVE S. & S. 348TH STFEDERAL WAY, WA 98003TGUPIII ELEVATIONS - 07/19/2021 EXTERIOR ELEVATIONS 2002 A200 BC 1/8" = 1'-0" SOUTHEAST ELEVATION2 1/8" = 1'-0" NORTHWEST ELEVATION1 Key Value Keynote Text 0'4'8'16'32' SCALE : 1/8" = 1' -0" EXTERIOR ELEVATION SHEET NOTES #DESCRIPTIONMM/DD/YYYYA1.00 MECHANICAL SCREEN (2) ADDITIONAL LEVELS OF BELOW GRADE PARKING (2) ADDITIONAL LEVELS OF BELOW GRADE PARKING BELOW GRADE PARKING BEYOND 1 1 1 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #1A1.01 (2) ADDITIONAL LEVELS OF BELOW GRADE PARKING (2) ADDITIONAL LEVELS OF BELOW GRADE PARKING BELOW GRADE PARKING BEYOND BELOW GRADE PARKING BEYOND 1 1 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #1A1.02 (2) ADDITIONAL LEVELS OF BELOW GRADE PARKING BELOW GRADE PARKING BEYOND (2) ADDITIONAL LEVELS OF BELOW GRADE PARKING 1 1 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #1A1.03 NO ADDITIONAL LEVELS OF BELOW GRADE PARKING 1 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #1A1.04 BELOW GRADE PARKING BEYOND 1 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #1T.O. PLATE53' -8 1/4" HEIGHT OF STR. PER FWMC60' -5 1/4" LEVEL 3 PLAN (ENTRY)0' -0" LEVEL 4 PLAN15' -0" LEVEL 5 PLAN24' -11 1/2" LEVEL 6 PLAN34' -10 1/4" LEVEL 7 PLAN44' -9" AVERAGE GRADE PLANE245' -6" A B TYPE VA CONSTRUCTION TYPE IA CONSTRUCTION MAX HEIGHT66' -0 1/4"12' - 4"8' - 11 1/4"9' - 10 3/4"9' - 10 3/4"9' - 11 1/2"15' - 0"T.O. PLATE53' -8 1/4" HEIGHT OF STR. PER FWMC60' -5 1/4" LEVEL 3 PLAN (ENTRY)0' -0" LEVEL 4 PLAN15' -0" LEVEL 5 PLAN24' -11 1/2" LEVEL 6 PLAN34' -10 1/4" LEVEL 7 PLAN44' -9" AVERAGE GRADE PLANE245' -6" AB TYPE VA CONSTRUCTION TYPE IA CONSTRUCTION MAX HEIGHT66' -0 1/4"15' - 0"9' - 11 1/2"9' - 10 3/4"9' - 10 3/4" 8' - 11 1/4"12' - 4"T.O. PLATE53' -8 1/4" HEIGHT OF STR. PER FWMC60' -5 1/4" LEVEL 4 PLAN15' -0" LEVEL 5 PLAN24' -11 1/2" LEVEL 6 PLAN34' -10 1/4" LEVEL 7 PLAN44' -9" 21 TYPE VA CONSTRUCTION TYPE IA CONSTRUCTION MAX HEIGHT66' -0 1/4" T.O. PLATE53' -8 1/4" HEIGHT OF STR. PER FWMC60' -5 1/4" LEVEL 4 PLAN15' -0" LEVEL 5 PLAN24' -11 1/2" LEVEL 6 PLAN34' -10 1/4" LEVEL 7 PLAN44' -9" 2 1 4A304 TYPE VA CONSTRUCTION TYPE IA CONSTRUCTION MAX HEIGHT66' -0 1/4"12' - 4"8' - 11 1/4"9' - 10 3/4"9' - 10 3/4"9' - 11 1/2"APPROXIMATE FOOTPRINT 1" = 80' - 0" KEY PLAN 1 3 2 4 EXTERIOR ELEVATION SHEET NOTES 1. SEE ALL DRAWINGS FOR CALLOUTS IN COMMON. THE DRAWINGS DO NOT ANNOTATE ALL OCCURRENCES OF ELEMENTS FOR CONSTRUCTION. SUFFICIENT INFORMATION HAS BEEN PROVIDED TO PRECISELY CONSTRUCT THE PROJECT. IT IS THE CONTRACTORS RESPONSIBILITY TO COORDINATE THE ARCHITECTS DESIGN INTENT IN AREAS THAT ARE NOT FULLY DETAILED. 2. SEE ROOF PLAN SHEETS A180-A183 FOR DOWNSPOUT LOCATIONS 3. REFER TO SHEET A650 FOR MATERIAL CALLOUT INFORMATION. 4. ANY AND ALL PRE-FINISHED GUTTERS, METAL FLASHING, DOWNSPOUTS SHALL BE FINISHED W/ COLORS AS CONFIRMED AND SELECTED BY THE ARCHITECT FROM MANUFACTURER STANDARD COLOR CHART. 5. CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROVISION OF SUBMITTING SHOP DRAWINGS OR SKETCHES (SK'S) TO CONFIRM APPLICABLE PRE-FINISHED METAL PRODUCTS & ASSIGNED COLORS. 6. WHERE PRODUCTS ARE NOT IDENTIFIED AS PRE-FINISHED, PRODUCTS SHALL BE FIELD AND OR SHOP-PAINTED UTILIZING ARCHITECT APPROVED MANUFACTURERS AND COLORS. 7. WHERE SEALANTS ARE USED AND EXPOSED, SUCH PRODUCTS AND COLOR OPTIONS SHALL BE PRE- APPROVED BY THE ARCHITECT. SEALANTS USED SHALL BE COMPLIANT W/ THE 2018 WASHINGTON STATE ENERGY CODE. 8. TOPOGRAPHY SHOWN AS REFERENCE. SEE CIVIL DRAWINGS. EXTERIOR ELEVATION LEGEND KEYNOTE TAGS WINDOWS DOORS BALCONY (SEE A630 FOR DETAILS) ESXX MATERIAL TAGS INTAKE VENT EXHAUST VENT XX-XX (SEE SHEET A650 FOR MATERIAL INFORMATION) (SEE SHEET A610 FOR DIFFERENT TYPES) (SEE SHEET A600 FOR DIFFERENT TYPES) (WITH 3'-0" CIRCLE AWAY FROM OPENINGS, PER IBC) 3110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE :(253)272-4214 COPYRIGHT, 2021BY GRAVES + ASSOCIATES PROJECT NUMBER: PM:DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"x36"REVISIONSDATERE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.REVISIONSDATEC:\Users\tgraff\Documents\2002_Federal Way - Podium_Tyler_Graff_JGA.rvtFEDERAL WAY MIXED USE (PODIUM) XMARKS THE SPOT, LLC1ST AVE S. & S. 348TH STFEDERAL WAY, WA 98003TGUPIII ELEVATIONS - 07/19/2021 EXTERIOR ELEVATIONS 2002 A205 BC 1/8" = 1'-0" ELEVATION - WEST SLOT - NORTH1 1/8" = 1'-0" ELEVATION - WEST SLOT - SOUTH2 1/8" = 1'-0" ELEVATION - NORTH SLOT - EAST41/8" = 1'-0" ELEVATION - NORTH SLOT - WEST3 Key Value Keynote Text EXTERIOR ELEVATION SHEET NOTES #DESCRIPTIONMM/DD/YYYYA1.05 (2) ADDITIONAL LEVELS OF BELOW GRADE PARKING BELOW GRADE PARKING BEYOND BELOW GRADE PARKING BEYOND 1 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #144 M M 33 22 11 A A B B C C D D E E F F G G H H J J K K L L 55 66 77 88 99 1010 1111 1313 W W Z Z U U 31 31 34 34 32 32 33 33 1212 X X V V Y Y 3110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE :(253)272-4214 COPYRIGHT, 2021BY GRAVES + ASSOCIATES PROJECT NUMBER: PM: N O T FO R C O N STR U C TIO N DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"x36"REVISIONSDATERE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.REVISIONSDATEC:\Users\epuryear\Documents\2002_Federal Way - Podium_epuryear7.rvtFEDERAL WAY MIXED USE (PODIUM) XMARKS THE SPOT, LLC1ST AVE S. & S. 348TH STFEDERAL WAY, WA 98003TGUPIII IMAGES - 07/15/2021 LEVEL 6 - PODIUM 2002 UPIII-06 BC 1/16" = 1'-0" LEVEL 61 #DESCRIPTIONMM/DD/YYYY23'-0"21'-3"23'-7"22'-5"14'-1"21'-10"25'-8"29'-4"7'-10"6'-8"25'-3"13'-3"28'-3"20'-8"28'-4"13'-3"25'-4"6'-7"7'-10"18'-9"21'-10"36'-2"14'-1"10'-1"46'-9"11'-9"44'-9"25'-6"10'-3"36'-3"44'-9"22'-6"36'-0"20'-7"13'-0"27'-8"5'-5"13'-0"9'-9"13'-6"20'-1"13'-6"9'-9"12'-11"5'-9"27'-9"12'-11"22'-4"34'-1"8'-10"35'-6"36'-3"10'-3"25'-6"2'-0"2'-0"8'-4"13'-6"0'-11" 2'-0" 2'-0" 5'-0" 2'-0" 2'-0" 8'-4"13'-6" 0'-11" 2'-0" 2'-0" 2'-0" 4'-0" 2'-0" 4'-0" 2'-0" 4'-3" 2'-4" 4'-1"2'-0"4'-0" 2'-0" A1.10 ELEVATORS REFUSE CHUTE PLAN, TYP. 1 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #144 33 22 11 A A B B C C D D E E F F G G 55 66 77 W W Z Z U U 31 31 34 34 32 32 33 33 X X V V Y Y 63' - 8" 17' - 10"28' - 0"17' - 10"10' - 8"17' - 4"13' - 0 1/2"150' - 9 1/2"22' - 11 1/8"5 6 ' - 0 1 /2 "2 7 ' - 2 1 / 4 "21' - 2"3110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE :(253)272-4214 COPYRIGHT, 2021BY GRAVES + ASSOCIATES PROJECT NUMBER: PM: N O T FO R C O N STR U C TIO N DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"x36"REVISIONSDATERE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.REVISIONSDATEC:\Users\epuryear\Documents\2002_Federal Way - Podium_epuryear7.rvtFEDERAL WAY MIXED USE (PODIUM) XMARKS THE SPOT, LLC1ST AVE S. & S. 348TH STFEDERAL WAY, WA 98003TGUPIII IMAGES - 07/15/2021 LOBBY + ADJACENT AMENITY 2002 UPIII-10 BC#DESCRIPTIONMM/DD/YYYY1/8" = 1'-0" LEVEL 3 AMENITY1 27' - 1 0 " A1.20 RETAIL MAIL RESTROOM RESTROOM ELEVATORS LEASING MANAGER’S OFFICE VESTIBULE VESTIBULE LOBBY FITNESS CENTER RESTROOM BICYCLE STORAGE RESTROOM VESTIBULE VESTIBULE PACKAGE ROOM COPY STORAGE LEASING LEASING 1 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #1DN8' - 9"8' - 9 1/2"8' - 6"5' - 6"34' - 6"13' - 6 1/2"2' - 0" 3' - 7 3/4" 2' - 0"25' - 7 1/2" 21' - 9"5' - 2"3110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE :(253)272-4214 COPYRIGHT, 2021BY GRAVES + ASSOCIATES PROJECT NUMBER: PM: N O T FO R C O N STR U C TIO N DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"x36"REVISIONSDATERE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.REVISIONSDATEC:\Users\epuryear\Documents\2002_Federal Way - Podium_epuryear7.rvtFEDERAL WAY MIXED USE (PODIUM) XMARKS THE SPOT, LLC1ST AVE S. & S. 348TH STFEDERAL WAY, WA 98003TGUPIII IMAGES - 07/15/2021 AMENITY SPACES 2002 UPIII-11 BC#DESCRIPTIONMM/DD/YYYY1/4" = 1'-0" LEVEL 4 AMENITY1 1/4" = 1'-0" LEVEL 7 AMENITY2 A1.21 AMENITY EXTERIOR AMENITY EXTERIOR AMENITY AMENITY 1 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #1LEVEL 1 PLAN228' -0" T.O. PLATE53' -8 1/4" HEIGHT OF STR. PER FWMC60' -5 1/4" LEVEL 2 PLAN-10' -0" LEVEL 3 PLAN (ENTRY)0' -0" LEVEL 4 PLAN15' -0" LEVEL 5 PLAN24' -11 1/2" LEVEL 6 PLAN34' -10 1/4" LEVEL 7 PLAN44' -9" AVERAGE GRADE PLANE245' -6"12' - 4"8' - 11 1/4"9' - 10 3/4"9' - 10 3/4"9' - 11 1/2"15' - 0"69' - 6 1/4" T.O ROOF BEDROOM BEDROOM BEDROOM BEDROOM BATH BATH BATH BATH CORRIDOR CORRIDOR CORRIDOR CORRIDOR BATH BATH BATH BATH BEDROOM BEDROOM BEDROOM BEDROOM LOBBY 71' - 10 3/4" LEVEL 7.1 PLAN45' -1 1/2" MAX HEIGHT66' -0 1/4"13' - 0"14' - 0"LEVEL 1 PLAN228' -0" T.O. PLATE53' -8 1/4" HEIGHT OF STR. PER FWMC60' -5 1/4" LEVEL 2 PLAN-10' -0" LEVEL 3 PLAN (ENTRY)0' -0" LEVEL 4 PLAN15' -0" LEVEL 5 PLAN24' -11 1/2" LEVEL 6 PLAN34' -10 1/4" LEVEL 7 PLAN44' -9"6' - 9"8' - 11 1/4"9' - 10 3/4"9' - 10 3/4"9' - 11 1/2"15' - 0"3' - 1"T.O PARAPET LOBBY LIVING LIVING LIVING LIVING 62' - 8 1/4" LEVEL 7.1 PLAN45' -1 1/2" MAX HEIGHT66' -0 1/4"14' - 0"13' - 0"SECTION GENERAL NOTES 1. SEE ALL DRAWINGS FOR CALLOUTS IN COMMON. THE DRAWINGS DO NOT ANNOTATE ALL OCCURRENCES OF ELEMENTS FOR CONSTRUCTION. SUFFICIENT INFORMATION HAS BEEN PROVIDED TO PRECISELY CONSTRUCT THE PROJECT. IT IS THE CONTRACTORS RESPONSIBILITY TO COORDINATE THE ARCHITECTS DESIGN INTENT IN AREAS THAT ARE NOT FULLY DETAILED. 2. FOR INFORMATION REGARDING THE MAXIMUM BUILDING HEIGHT DATUM, AS APPLICABLE, REFER TO THE LONGITUDINAL BUILDING SECTIONS TAKEN FROM THE EAST TO THE WEST. THESE SECTIONS BEST ILLUSTRATE THE PLANE THAT ESTABLISHES THE MAXIMUM HEIGHT DATUM. 3. CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROVISION OF SUBMITTING SHOP DRAWINGS OR SKETCHES (SK'S) TO CONFIRM APPLICABLE PRE-FINISHED METAL PRODUCTS & ASSIGNED COLORS. 4. WHERE PRODUCTS ARE NOT IDENTIFIED AS PRE-FINISHED, PRODUCTS SHALL BE FIELD AND OR SHOP-PAINTED UTILIZING ARCHITECT APPROVED MANUFACTURERS AND COLORS. 5. WHERE SEALANTS ARE USED AND EXPOSED, SUCH PRODUCTS AND COLOR OPTIONS SHALL BE PRE- APPROVED BY THE ARCHITECT. SEALANTS USED SHALL BE COMPLIANT W/ THE 2018 WASHINGTON STATE ENERGY CODE. 6. SEE ROOF PLAN SHEETS FOR DOWNSPOUT LOCATIONS. SECTION LEGEND HORIZONTAL ASSEMBLIES (ROOF AND FLOOR) AND HORIZONTAL ASSEMBLY TAGS MAJOR APPLIANCES AND TAGS MAJOR PLUMBING FIXTURES APPROXIMATE FOOTPRINT 1" = 80' - 0" KEY PLAN 12 3110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE :(253)272-4214 COPYRIGHT, 2021BY GRAVES + ASSOCIATES PROJECT NUMBER: PM:DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"x36"REVISIONSDATERE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.REVISIONSDATEC:\Users\tgraff\Documents\2002_Federal Way - Podium_Tyler_Graff_JGA.rvtFEDERAL WAY MIXED USE (PODIUM) XMARKS THE SPOT, LLC1ST AVE S. & S. 348TH STFEDERAL WAY, WA 98003TGUPIII ELEVATIONS - 07/19/2021 BUILDING SECTIONS 2002 A306 BC 1/8" = 1'-0" CENTER OF BUILDING1 1/8" = 1'-0" MAIN ENTRY CANOPY TO PARAPET2 SECTION SHEET NOTES Key Value Keynote Text #DESCRIPTIONMM/DD/YYYY0'4'8'16'32' SCALE : 1/8" = 1' -0" A1.30 1 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #1A1.40 3110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE :(253)272-4214 COPYRIGHT, 2021BY GRAVES + ASSOCIATES PROJECT NUMBER: PM: N O T FO R C O N STR U C TIO N DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"x36"REVISIONSDATERE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.REVISIONSDATEC:\Users\Aroberts\Documents\2002_Federal Way - Podium_arobertsUZ39T.rvtFEDERAL WAY MIXED USE (PODIUM) XMARKS THE SPOT, LLC1ST AVE S. & S. 348TH STFEDERAL WAY, WA 98003TGUPIII ELEVATIONS - 07/19/2021 EXTERIOR RENDERS 2002 A900 BC EXTERIOR PERSPECTIVE - EAST FACADE FACING NORTHWEST1 EXTERIOR PERSPECTIVE - EAST FACADE FACING SOUTHWEST2 EXTERIOR PERSPECTIVE - NORTH FACADE FACING SOUTH3 EXTERIOR PERSPECTIVE - NORTHWEST FACADE FACING SOUTHEAST4 #DESCRIPTIONMM/DD/YYYY1 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #11ST FLOOR PLAN0' -0" BASE OF UPPER ROOF31' -0" 2ND FLOOR PLAN9' -11 1/2" 3RD FLOOR PLAN19' -10 1/4"9' - 11 1/2"9' - 10 3/4"11' - 1 3/4"ABCGHEF MAX HEIGHT OF BUILDING37' -8" D 37' - 8"T.O. PLATE28' -9 1/2"8' - 11 1/4"1ST FLOOR PLAN0' -0" BASE OF UPPER ROOF31' -0" 2ND FLOOR PLAN9' -11 1/2" 3RD FLOOR PLAN19' -10 1/4" 12345867 MAX HEIGHT OF BUILDING37' -8"11' - 1 3/4"9' - 10 3/4"9' - 11 1/2"T.O. PLATE28' -9 1/2" OPEN OPEN ELEVATION SHEET NOTES 1. SEE ALL DRAWINGS FOR CALLOUTS IN COMMON. THE DRAWINGS DO NOT ANNOTATE ALL OCCURRENCES OF ELEMENTS FOR CONSTRUCTION. SUFFICIENT INFORMATION HAS BEEN PROVIDED TO PRECISELY CONSTRUCT THE PROJECT. IT IS THE CONTRACTOR'S RESPONSIBILITY TO COORDINATE THE ARCHITECT'S DESIGN INTENT IN AREAS THAT ARE NOT FULLY DETAILED. 2. SEE ROOF PLAN SHEET A120 FOR DOWNSPOUT LOCATIONS 3. REFER TO MATERIALS SCHEDULE ON SHEET A650 FOR CALLOUT INFORMATION. 4. ANY AND ALL PRE-FINISHED GUTTERS, METAL FLASHING, DOWNSPOUTS SHALL BE FINISHED W/ COLORS AS CONFIRMED AND SELECTED BY THE ARCHITECT FROM MANUFACTURER STANDARD COLOR CHART. 5. CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROVISION OF SUBMITTING SHOP DRAWINGS OR SKETCHES (SK'S) TO CONFIRM APPLICABLE PRE-FINISHED METAL PRODUCTS & ASSIGNED COLORS. 6. WHERE PRODUCTS ARE NOT IDENTIFIED AS PRE-FINISHED, PRODUCTS SHALL BE FIELD AND OR SHOP-PAINTED UTILIZING ARCHITECT APPROVED MANUFACTURERS AND COLORS. 7. WHERE SEALANTS ARE USED AND EXPOSED, SUCH PRODUCTS AND COLOR OPTIONS SHALL BE PRE- APPROVED BY THE ARCHITECT. SEALANTS USED SHALL BE COMPLIANT W/ THE 2018 WASHINGTON STATE ENERGY CODE. 8. FOR BREEZEWAY MATERIALS REFER TO SHEET A450 ELEVATION LEGEND KEYNOTE TAGS WINDOWS (SEE A610 FOR DIFFERING STYLES) DOORS (SEE A600 FOR DIFFERING STYLES) ESXX 3110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE :(253)272-4214 COPYRIGHT, 2021BY GRAVES + ASSOCIATES PROJECT NUMBER: PM: N O T FO R C O N S TR U C TIO N DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"x36"REVISIONSDATERE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.REVISIONSDATEC:\Users\tgraff\Documents\2002_Federal Way - Quads_Tyler_Graff_JGA.rvtFEDERAL WAY MIXED USE (QUADS) XMARKS THE SPOT, LLC1ST AVE S. & S. 348TH STFEDERAL WAY, WA 98003TG1st Pricing Set - 07/01/2021 EXTERIOR ELEVATIONS 2002 A200 BC 3/16" = 1'-0" NORTH ELEVATION1 3/16" = 1'-0" EAST ELEVATION2 0'0'2'4'8'16' SCALE : 3/16" = 1' -0"#DESCRIPTIONMM/DD/YYYYA2.00 NOTE: BRICK ONLY APPLIED TO QUAD 1. QUADS 2-8 WILL HAVE THE HORIZONTAL LAP SIDING CONTINUE TO THE BASE. 1 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #11ST FLOOR PLAN0' -0" BASE OF UPPER ROOF31' -0" 2ND FLOOR PLAN9' -11 1/2" 3RD FLOOR PLAN19' -10 1/4"9' - 10 3/4"9' - 11 1/2"A B C G HEF MAX HEIGHT OF BUILDING37' -8"11' - 1 3/4"D T.O. PLATE28' -9 1/2" 1ST FLOOR PLAN0' -0" BASE OF UPPER ROOF31' -0" 2ND FLOOR PLAN9' -11 1/2" 3RD FLOOR PLAN19' -10 1/4"11' - 1 3/4"9' - 10 3/4"9' - 11 1/2"1 2 3 4 5 867 MAX HEIGHT OF BUILDING37' -8" T.O. PLATE28' -9 1/2" OPEN OPEN ELEVATION SHEET NOTES 1. SEE ALL DRAWINGS FOR CALLOUTS IN COMMON. THE DRAWINGS DO NOT ANNOTATE ALL OCCURRENCES OF ELEMENTS FOR CONSTRUCTION. SUFFICIENT INFORMATION HAS BEEN PROVIDED TO PRECISELY CONSTRUCT THE PROJECT. IT IS THE CONTRACTOR'S RESPONSIBILITY TO COORDINATE THE ARCHITECT'S DESIGN INTENT IN AREAS THAT ARE NOT FULLY DETAILED. 2. SEE ROOF PLAN SHEET A120 FOR DOWNSPOUT LOCATIONS 3. REFER TO MATERIALS SCHEDULE ON SHEET A650 FOR CALLOUT INFORMATION. 4. ANY AND ALL PRE-FINISHED GUTTERS, METAL FLASHING, DOWNSPOUTS SHALL BE FINISHED W/ COLORS AS CONFIRMED AND SELECTED BY THE ARCHITECT FROM MANUFACTURER STANDARD COLOR CHART. 5. CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROVISION OF SUBMITTING SHOP DRAWINGS OR SKETCHES (SK'S) TO CONFIRM APPLICABLE PRE-FINISHED METAL PRODUCTS & ASSIGNED COLORS. 6. WHERE PRODUCTS ARE NOT IDENTIFIED AS PRE-FINISHED, PRODUCTS SHALL BE FIELD AND OR SHOP-PAINTED UTILIZING ARCHITECT APPROVED MANUFACTURERS AND COLORS. 7. WHERE SEALANTS ARE USED AND EXPOSED, SUCH PRODUCTS AND COLOR OPTIONS SHALL BE PRE- APPROVED BY THE ARCHITECT. SEALANTS USED SHALL BE COMPLIANT W/ THE 2018 WASHINGTON STATE ENERGY CODE. 8. FOR BREEZEWAY MATERIALS REFER TO SHEET A450 ELEVATION LEGEND KEYNOTE TAGS WINDOWS (SEE A610 FOR DIFFERING STYLES) DOORS (SEE A600 FOR DIFFERING STYLES) ESXX 3110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE :(253)272-4214 COPYRIGHT, 2021BY GRAVES + ASSOCIATES PROJECT NUMBER: PM: N O T FO R C O N S TR U C TIO N DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"x36"REVISIONSDATERE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.REVISIONSDATEC:\Users\tgraff\Documents\2002_Federal Way - Quads_Tyler_Graff_JGA.rvtFEDERAL WAY MIXED USE (QUADS) XMARKS THE SPOT, LLC1ST AVE S. & S. 348TH STFEDERAL WAY, WA 98003TG1st Pricing Set - 07/01/2021 EXTERIOR ELEVATIONS 2002 A201 BC 3/16" = 1'-0" SOUTH ELEVATION1 3/16" = 1'-0" WEST ELEVATION2 0'0'2'4'8'16' SCALE : 3/16" = 1' -0"#DESCRIPTIONMM/DD/YYYYA2.01 NOTE: BRICK ONLY APPLIED TO QUAD 1. QUADS 2-8 WILL HAVE THE HORIZONTAL LAP SIDING CONTINUE TO THE BASE. 1 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #1A2.10 1. ALL EXTERIOR WALL DIMENSIONS ARE TO FACE OF STUD, UNLESS NOTED OTHERWISE AS A CLEAR DIMENSION 2. GENERAL CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS PRIOR TO CONSTRUCTION. CONFLICTS ARE TO BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO THE START OF CONSTRUCTION. 3. SEE STRUCTURAL DRAWINGS FOR PRIMARY STRUCTURAL CONCRETE WORK, INCLUDING COLUMNS, SHEAR WALLS, THICKENED SLABS, ETC. NOT DESCRIBED HEREIN. 4. SEE CIVIL DRAWINGS FOR GRADING AND UTILITY INFORMATION 5. SEE ENLARGED UNIT PLANS FOR INTERIOR DIMENSIONS AND INFORMATION 6. NOT ALL KEYNOTES ON EACH SHEET. 7. DO NOT MEASURE DRAWINGS TO DETERMINE OMITTED DIMENSIONS. CONTACT ARCHITECT. 8. DOORS NOT LOCATED BY DIMENSIONS ON PLANS OR DETAILS SHALL BE 4" & 4 1/2" (METAL WALLS & WOOD WALLS, RESPECTIVELY) FROM EDGE OF DOOR OPENING TO FINISH FACE OF ADJACENT WALL. 9. PENETRATIONS THROUGH RATED ASSEMBLIES SHALL BE FIRE STOPPED. 10. ALL CONCRETE VISIBLE FROM PUBLICLY ACCESSIBLE SPACES TO ARCHITECTURALLY EXPOSED CONCRETE. 11. FOR FIRE EXTINGUISHER CABINETS, SEE AL101-AL103 FLOOR PLAN GENERAL NOTES 11 A A 22 33 44 55 8 8 6 6 7 7 B B C C G G H H E E F F D D F.O.S.W.F.O.S.W.F.O.S.W.F.O.S.W.F.O.S.W.F.O.S.W.F.O.S.W.F.O.S.W. F.O.S.W. F.O.S.W. F.O.S.W. F.O.S.W. F.O.S.W. F.O.S.W. F.O.S.W.C.O.P.W.F.O.S.W. F.O.S.W. F.O.S.W. F.O.S.W. F.O.S.W. F.O.S.W. F.O.S.W. F.O.S.W.F.O.S.W.F.O.S.W.F.O.S.W.F.O.S.W.F.O.S.W.F.O.S.W.F.O.S.W.C.O.P.W.61' - 0"73' - 2"4' - 6"4' - 6"73' - 2"4' - 6"4' - 6"61' - 0" 11' - 9"10' - 6"11' - 6"13' - 2"11' - 1" 11' - 9"10' - 6"11' - 6"13' - 2"11' - 1"5' - 6"5' - 6"5' - 6"5' - 6"W00 FLOOR PLAN LEGEND NOTES SEE G. DOOR AND DOOR TAGS (FOR CLEARANCES SEE FLOOR PLAN GENERAL NOTES, FOR ADA APPROACH SEE AG100 SERIES) WALLS AND WALL TAGS WINDOW AND WINDOW TAGS MAJOR APPLIANCES MAJOR PLUMBING FIXTURES HOSE BIBB WXX HB XXX FLOOR PLAN SHEET NOTES 3/16" = 1'-0" 1ST FLOOR PLAN1 3110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE :(253)272-4214 COPYRIGHT, 2021BY GRAVES + ASSOCIATES PROJECT NUMBER: PM: N O T FO R C O N STR U C TIO N DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"x36"REVISIONSDATERE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.REVISIONSDATEC:\Users\epuryear\Documents\2002_Federal Way - Quads_epuryear7.rvtFEDERAL WAY MIXED USE (QUADS) XMARKS THE SPOT, LLC1ST AVE S. & S. 348TH STFEDERAL WAY, WA 98003TG1st Pricing Set - 07/01/2021 1ST FLOOR PLAN 2002 A101 BC Key Value Keynote Text 0'0'2'4'8'16' SCALE : 3/16" = 1' -0"#DESCRIPTIONMM/DD/YYYY2'-0"32'-6"24'-6"32'-6"DECK DECK DECK DECK 1 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #11ST FLOOR PLAN248' -0" ABCDEFHG T.O. PLATE262' -0" UPPER ROOF HEEL HT.268' -10"T.O. PARAPET22' - 6"3' - 11 1/2" T.O. ROOF276' -7 1/2"14' - 0"6' - 10"7' - 9 1/2"1ST FLOOR PLAN248' -0" 12356 T.O. PLATE262' -0" UPPER ROOF HEEL HT.268' -10" 4 3.6 T.O. ROOF276' -7 1/2"6' - 10"14' - 0"ELEVATION SHEET NOTES 1. SEE ALL DRAWINGS FOR CALLOUTS IN COMMON. THE DRAWINGS DO NOT ANNOTATE ALL OCCURRENCES OF ELEMENTS FOR CONSTRUCTION. SUFFICIENT INFORMATION HAS BEEN PROVIDED TO PRECISELY CONSTRUCT THE PROJECT. IT IS THE CONTRACTOS RESPONSIBILITY TO COORDINATE THE ARCHITECTS DESIGN INTENT IN AREAS THAT ARE NOT FULLY DETAILED. 2. SEE ROOF PLAN SHEET A120 FOR DOWNSPOUT LOCATIONS 3. REFER TO ELEVATION KEYNOTES ON THIS SHEET FOR CALLOUT INFORMATION. 4. ANY AND ALL PRE-FINISHED GUTTERS, METAL FLASHING, DOWNSPOUTS SHALL BE FINISHED W/ COLORS AS CONFIRMED AND SELECTED BY THE ARCHITECT FROM MANUFACTURER STANDARD COLOR CHART. 5. CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROVISION OF SUBMITTING SHOP DRAWINGS OR SKETCHES (SK'S) TO CONFIRM APPLICABLE PRE-FINISHED METAL PRODUCTS & ASSIGNED COLORS. 6. WHERE PRODUCTS ARE NOT IDENTIFIED AS PRE-FINISHED, PRODUCTS SHALL BE FIELD AND OR SHOP-PAINTED UTILIZING ARCHITECT APPROVED MANUFACTURERS AND COLORS. 7. WHERE SEALANTS ARE USED AND EXPOSED, SUCH PRODUCTS AND COLOR OPTIONS SHALL BE PRE- APPROVED BY THE ARCHITECT. SEALANTS USED SHALL BE COMPLIANT W/ THE 2018 WASHINGTON STATE ENERGY CODE. ELEVATION LEGEND KEYNOTE TAGS WINDOW DOORS (SEE A600 FOR DIFFERING STYLES) MATERIAL TAGS ESXX ESXX 3110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE :(253)272-4214 COPYRIGHT, 2019 BY GRAVES +ASSOCIATES PROJECT NUMBER: PM:DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"x36"REVISIONSDATERE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES +ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES +ASSOCIATES.REVISIONSDATEC:\Users\epuryear\Documents\2002_Federal Way - Retail_epuryear7.rvtFEDERAL WAY MIXED USE(RETAIL)X MARKS THE SPOT, LLC1ST AVE S. &S. 348TH STFEDERAL WAY, WA 98003TG1ST PRICING SET - 07/01/2021 EXTERIOR ELEVATIONS 2002 A200 BC 3/16" = 1'-0" NORTH ELEVATION1 3/16" = 1'-0" EAST ELEVATION2 EXTERIOR ELEVATION SHEET NOTES Key Value Keynote Text #DESCRIPTION//YRMODY0'0'2'4'8'16' SCALE : 3/16" = 1' -0"A3.00 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #11ST FLOOR PLAN248' -0" A B C D E F HG T.O. PLATE262' -0" UPPER ROOF HEEL HT.268' -10"7' - 9 1/2" +/-6' - 10"14' - 0"T.O. ROOF276' -7 1/2"10' - 8"1ST FLOOR PLAN248' -0" 1 2 3 5 6 T.O. PLATE262' -0" UPPER ROOF HEEL HT.268' -10" 43.6 7' - 9 1/2" +/-6' - 10"14' - 0"T.O. ROOF276' -7 1/2"11' - 4"ELEVATION SHEET NOTES 1. SEE ALL DRAWINGS FOR CALLOUTS IN COMMON. THE DRAWINGS DO NOT ANNOTATE ALL OCCURRENCES OF ELEMENTS FOR CONSTRUCTION. SUFFICIENT INFORMATION HAS BEEN PROVIDED TO PRECISELY CONSTRUCT THE PROJECT. IT IS THE CONTRACTOS RESPONSIBILITY TO COORDINATE THE ARCHITECTS DESIGN INTENT IN AREAS THAT ARE NOT FULLY DETAILED. 2. SEE ROOF PLAN SHEET A120 FOR DOWNSPOUT LOCATIONS 3. REFER TO ELEVATION KEYNOTES ON THIS SHEET FOR CALLOUT INFORMATION. 4. ANY AND ALL PRE-FINISHED GUTTERS, METAL FLASHING, DOWNSPOUTS SHALL BE FINISHED W/ COLORS AS CONFIRMED AND SELECTED BY THE ARCHITECT FROM MANUFACTURER STANDARD COLOR CHART. 5. CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROVISION OF SUBMITTING SHOP DRAWINGS OR SKETCHES (SK'S) TO CONFIRM APPLICABLE PRE-FINISHED METAL PRODUCTS & ASSIGNED COLORS. 6. WHERE PRODUCTS ARE NOT IDENTIFIED AS PRE-FINISHED, PRODUCTS SHALL BE FIELD AND OR SHOP-PAINTED UTILIZING ARCHITECT APPROVED MANUFACTURERS AND COLORS. 7. WHERE SEALANTS ARE USED AND EXPOSED, SUCH PRODUCTS AND COLOR OPTIONS SHALL BE PRE- APPROVED BY THE ARCHITECT. SEALANTS USED SHALL BE COMPLIANT W/ THE 2018 WASHINGTON STATE ENERGY CODE. ELEVATION LEGEND KEYNOTE TAGS WINDOW DOORS (SEE A600 FOR DIFFERING STYLES) MATERIAL TAGS ESXX ESXX 3110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE :(253)272-4214 COPYRIGHT, 2019 BY GRAVES +ASSOCIATES PROJECT NUMBER: PM:DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"x36"REVISIONSDATERE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES +ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES +ASSOCIATES.REVISIONSDATEC:\Users\epuryear\Documents\2002_Federal Way - Retail_epuryear7.rvtFEDERAL WAY MIXED USE(RETAIL)X MARKS THE SPOT, LLC1ST AVE S. &S. 348TH STFEDERAL WAY, WA 98003TG1ST PRICING SET - 07/01/2021 EXTERIOR ELEVATIONS 2002 A201 BC 3/16" = 1'-0" SOUTH ELEVATION1 3/16" = 1'-0" WEST ELEVATION2 Key Value Keynote Text EXTERIOR ELEVATION SHEET NOTES 0'0'2'4'8'16' SCALE : 3/16" = 1' -0"#DESCRIPTION//YRMODYA3.01 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #11. ALL EXTERIOR WALL DIMENSIONS ARE TO FACE OF STUD, UNLESS NOTED OTHERWISE AS A CLEAR DIMENSION 2. GENERAL CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS PRIOR TO CONSTRUCTION. CONFLICTS ARE TO BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO THE START OF CONSTRUCTION. 3. SEE STRUCTURAL DRAWINGS FOR PRIMARY STRUCTURAL CONCRETE WORK, INCLUDING COLUMNS, SHEAR WALLS, THICKENED SLABS, ETC. NOT DESCRIBED HEREIN. 4. SEE CIVIL DRAWINGS FOR GRADING AND UTILITY INFORMATION 5. NOT ALL KEYNOTES ON EACH SHEET. 6. DO NOT MEASURE DRAWINGS TO DETERMINE OMITTED DIMENSIONS. CONTACT ARCHITECT. 7. DOORS NOT LOCATED BY DIMENSIONS ON PLANS OR DETAILS SHALL BE 4" & 4 1/2" (METAL WALLS & WOOD WALLS, RESPECTIVELY) FROM EDGE OF ROUGH DOOR OPENING TO FINISH FACE OF ADJACENT WALL. 8. FOR SMOKE/CO ALARM, SEE A111 SERIES RCPs. 9. FOR FIRE EXTINGUISHER CABINETS, SEE AL100 10. PROVIDE SAFETY GLAZING FOR WINDOWS WITHIN 2'-0" OF DOORS, U.N.O. FLOOR PLAN GENERAL NOTES 11 A A B B C C D D E E F F H H G G 22 33 55 66 44FACE OFSTUD WALLFACE OFSTUD WALLSTUD WALLFACE OFFACE OF STUD WALL FACE OF STUD WALL FACE OF STUD WALL FACE OF STUD WALL FACE OF STUD WALL FACE OF STUD WALL FACE OFSTUD WALLC.O.COL.C.OCOL.C.O.COL.C.O.COL.C.O.COL.3.63.6 COL. C.O. C.O. COL.COL.C.O.COL.C.O.COL.C.O.COL.C.O.STUD WALL FACE OF STUD WALL FACE OF STUD WALL FACE OF STUD WALL FACE OF STUD WALL FACE OF STUD WALL FACE OF FACE OFSTUD WALLFACE OFSTUD WALL10' - 0"30' - 6"24' - 6"24' - 6"25' - 0"25' - 0"2' - 6" 142' - 0" OVERALL 59' - 0" OVERALL3' - 2" 6' - 2"19' - 8"23' - 0"4' - 0" 3' - 0" 10' - 0"30' - 6"24' - 6"24' - 6"25' - 0"25' - 0"2' - 6" 142' - 0" OVERALL 3' - 2" 6' - 2"19' - 8"23' - 0"4' - 0" 3' - 0"59' - 0" OVERALLSTUD WALLFACE OFXXX FLOOR PLAN LEGEND NOTES SEE G. DOOR AND DOOR TAGS (FOR CLEARANCES SEE FLOOR PLAN GENERAL NOTES, FOR ADA APPROACH SEE AG100 SERIES) WALLS AND WALL TAGS WINDOW AND WINDOW TAGS HOSE BIBB WXX HB XXX FLOOR PLAN SHEET NOTES 1/8" = 1'-0" LEVEL 1 - FLOOR PLAN1 3110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE :(253)272-4214 COPYRIGHT, 2019 BY GRAVES +ASSOCIATES PROJECT NUMBER: PM:DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"x36"REVISIONSDATERE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES +ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES +ASSOCIATES.REVISIONSDATEC:\Users\epuryear\Documents\2002_Federal Way - Retail_epuryear7.rvtFEDERAL WAY MIXED USE(RETAIL)X MARKS THE SPOT, LLC1ST AVE S. &S. 348TH STFEDERAL WAY, WA 98003TG1ST PRICING SET - 07/01/2021 FLOOR PLAN 2002 A101 BC Key Value Keynote Text #DESCRIPTION//YRMODYA3.10 1 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #12'-9"SEAL CONCRETE MASONRY UNIT CAP (SLOPE TO OUTSIDE) 25'-4" 25'-4"33'-4"4 A4.00SLOPE 2%SPLIT FACED CMU BLOCK REFUSE COLLECTION AREA PAIR CHAIN LINK SWINGING GATES. PROVIDE DOUBLE WHEEL AT LEADING EDGE. PROVIDE PRIVACY SLATS, COLOR TO BE SELECTED BY ARCH. 2x6 P.T. BUMPER @ (3) SIDES 1'-6"10'-0"1'-11"1'-8"8'-0"2x6 P.T. BUMPER @ (3) SIDES9'-0"3'-212"CHAIN LINK SWINGING GATE. PROVIDE PRIVACY SLATS, COLOR TO BE SELECTED BY ARCH.1'-0"10'-0"1'-0"10'-0"1'-8"10'-0"1'-11" 1'-11"10'-0"1'-6"10'-0"1'-11" 3 A4.00 PRE-CAST CONC. CAP CHAIN-LINK GATE/ w/ PRIVACY SLATS MUTUAL MATERIALS CMU 8-8-16 SPLIT FACE COLOR: CHARCOAL MUTUAL MATERIALS CMU 8-8-16 SPLIT FACE COLOR: DRIFTWOOD MUTUAL MATERIALS CMU 8-8-16 SPLIT FACE COLOR: NATURAL MUTUAL MATERIALS CMU 8-8-16 SPLIT FACE COLOR: CHARCOAL MUTUAL MATERIALS CMU 8-8-16 SPLIT FACE COLOR: DRIFTWOOD MUTUAL MATERIALS CMU 8-8-16 SPLIT FACE COLOR: NATURAL PRE-CAST CONC. CAP PROVIDE GROUND STOP SO MAXIMUM GATE SWING IS 105° 12'-0" CLR 768 SF 9'-0"8" CMU WALL 1 1 2X6 P.T. WD BUMPER 3'-2 1/2"NOTE: SEE STRUCTURAL DRAWINGS FOR INFORMATION ON FOUNDATIONS, GROUTING AND REINFORCEMENT.TRASH ENCLOSUREA1.0SJSCALE: TRASH ENCLOSURE PLAN 1/4" = 1'-0"1 SCALE: TRASH ENCLOSURE ELEVATIONS 1/4" = 1'-0"2 SCALE: TRASH ENCLOSURE SECTION 1/4" = 1'-0"3 SCALE: TRASH ENCLOSURE WALL SECTION 3/4" = 1'-0"4 TRASH ENCLOSURE PLANS AND DETAILSA4.00 1 1 1 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #1PRE-CAST CONC. CAP CHAIN-LINK GATE/ w/ PRIVACY SLATS MUTUAL MATERIALS CMU 8-8-16 SPLIT FACE COLOR: CHARCOAL MUTUAL MATERIALS CMU 8-8-16 SPLIT FACE COLOR: DRIFTWOOD MUTUAL MATERIALS CMU 8-8-16 SPLIT FACE COLOR: NATURAL 13'-4" 3'-4" 7'-8"16'-0"CHAIN-LINK GATE/ w/ PRIVACY SLATS MUTUAL MATERIALS CMU 8-8-16 SPLIT FACE COLOR: CHARCOAL MUTUAL MATERIALS CMU 8-8-16 SPLIT FACE COLOR: DRIFTWOOD MUTUAL MATERIALS CMU 8-8-16 SPLIT FACE COLOR: NATURAL 4 A4.02 SLOPE 2%3 A4.02 176 SF 9'-0"9'-0"8" CMU WALL 1 1 2X6 P.T. WD BUMPER 3'-2 1/2"NOTE: SEE STRUCTURAL DRAWINGS FOR INFORMATION ON FOUNDATIONS, GROUTING AND REINFORCEMENT.TRASH ENCLOSUREA1.0SJSCALE: TRASH ENCLOSURE PLAN 1/4" = 1'-0"1 SCALE: TRASH ENCLOSURE ELEVATIONS 1/4" = 1'-0"2 SCALE: TRASH ENCLOSURE SECTION 1/4" = 1'-0"3 SCALE: TRASH ENCLOSURE WALL SECTION 3/4" = 1'-0"4 TRASH ENCLOSURE PLANS AND DETAILSA4.01 1 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #117' - 0"22' - 8 1/2"6' - 7"40' - 8 1/2"4' - 1 1/2"6' - 2"2' - 3 1/2"3' - 3"6' - 10 1/2"1' - 0"2' - 9"6' - 2"2' - 9"5' - 5" 1' - 10"3' - 2"1' - 2 5/8"10' - 1 1/4"3' - 0"8' - 10" 3110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE :(253)272-4214 COPYRIGHT, 2021BY GRAVES + ASSOCIATES PROJECT NUMBER: PM: N O T FO R C O N STR U C TIO N DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"x36"REVISIONSDATERE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.REVISIONSDATEC:\Users\epuryear\Documents\2002_Federal Way - Podium_epuryear7.rvtFEDERAL WAY MIXED USE (PODIUM) XMARKS THE SPOT, LLC1ST AVE S. & S. 348TH STFEDERAL WAY, WA 98003TGUPIII IMAGES - 07/15/2021 TRASH ROOM 2002 UPIII-20 BC#DESCRIPTIONMM/DD/YYYY1/4" = 1'-0" REFUSE ROOM - LEVEL 21 1/4" = 1'-0" REFUSE CHUTE - LEVELS 4, 5, 6, AND 72 A4.02 366 SF 250 SF 1 DRAWINGS ARE NOT TO SCALE UNLESS PRINTED ON 24"X36"FEDERAL WAYMIXED-USE FEDERAL WAY, WA 98003-UP III SUBMITTALPROJECT: DRAFTED BY: 2002 UP III SUBMITTAL BMFEDERAL WAY MIXED USEDRE-USE OF DOCUMENTS THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS INSTRUMENTS OF PROFESSIONAL SERVICE, ARE THE PROPERTY OF GRAVES + ASSOCIATES AND ARE NOT TO BE USED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN AUTHORIZATION OF GRAVES + ASSOCIATES.2002 / 03.22.20213110 RUSTON WAY, SUITE E TACOMA, WA 98402 PHONE: 253-272-4214 1UP III REVISION #11 2 43 SITE PHOTO: NORTHWEST SITE PHOTO: NORTHEAST SITE PHOTO: SOUTHEASTSITE PHOTO: SOUTHWEST SCALE: N.T.S.SCALE: N.T.S. SCALE: N.T.S.SCALE: N.T.S. A5.00